HomeMy WebLinkAbout34-Planning and Building
CI""'Y OF SAN BERNA9DINO
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- REQUEST FcO COUNCIL ACTION
From: Larry E. Reed, Ass i stant Di rector
Dept: Planning and Building Services
Date: September 5, 1991
Subj~: Appeal of Approval of Tentative Tract
No. 14352
Mayor and Common Council Meetinq of
September 16, 1991 2:00 p.m.
Synopsis of Previous Council action:
l
On August 6, 1991, the Planning Commission unanimously approved Tentative Tract
No. 14352.
Recommended motion:
That the hearinq be closedl and that the Mayor and Common
Council continue Tentative Tract No. 14352 and refer the
tract back to staff for a project redesiqn (SUpports
appellant's request and staff recommendation)
OR
That the hearinq be closedl and that the Mayor and Common
Council deny the appeal and approve Tentative Tract No. 14352
Subject to the Findinqs of Fact, Conditions of Approval and
standard Requirements contained within the Planninq Commission
Staff Report dated Auqust 6, 1991.
OR
That the hearinq be closed 1 and that the Mayor and Common
Council uphold the appeal and deny Tentative Tract No.
14352. (Mayor and Common Council alternate
recommendation)
J
.(.4)(/2.
Larry E Reed
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Signature Ass i stant
Director
Contact person: Larry E. Reed
Supporting data attached: Staff Report
Ward:
384-5357
5
Phone:
FUNDING REQUIREMENTS:
Amount:
N/A
Source: (Acct. No.)
(Acct. DescriPtion)
Finance:
Council Notas:
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CITY OF SAN BERNODINO - REQUEST F~ COUNCIL ACTION
STAFF REPORT
Subject
Appeal of the Planning Commission approval of Tentative
Tract No. 14352, to subdivide 24.3 acres into sixty-nine
(69) single-family lots in an area designated by the
General Plan as RL, Residential Low.
Mayor and Common Council Meeting of September 16, 1991
REOUEST
The appellant, william T. Kruger, is appealing the approval of
Tentative Tract No. 14352 by the Planning Commission. The
appellant requests that the Mayor and Common Council reevaluate the
road alignment of the tentative tract to resolve a potential impact
with their property.
BACKGROUND
Tentative Tract No. 14352 is a proposal to subdivide 24.3 acres
into sixty-nine (69) single-family lots with a density of 2.8
dwelling units per gross acre in an area designated by the General
Plan as RL, Residential Low. The applicant is proposing to utilize
the alternative lot size provision of the Verdemont Area Plan to
establish lot sizes less than 10,800 square feet. The applicant
by design would create 11 lots or 16 percent below the average of
10,800 square feet. The smallest residential lot proposed is 9,152
and the largest residential lot is 20,940 square feet.
On August 6, 1991, the Planning Commission held a properly noticed
public hearing on Tentative Tract No. 14352. During the public
hearing, Joseph Mapalo, an engineer for Bonadiman & Associates
spoke in support of the project.
Three property owners in the area spoke in opposition of the
tentative tract design. Mr. Howell Estes expressed concerns with
the overall density of the subdivision and in particular the
density proposed adjacent to the foothills. His concerns stemmed
from the high wind and high fire hazard classification area-wide.
He feels that based on the circulation system proposed there may
be problems in the event of a major fire. He believes that the
minimum lot size should be retained at 10,800 square feet.
75.0264
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Appeal of Tentative Tract No. 14352
Mayor and Common Council Meeting
September 16, 1991
Page 2
A second gentleman, Mr. Robert Reynolds also expressed his concern
that the lot sizes not fall below the 10,800 square foot minimum
based on the numerous earthquake faults in the area.
The last resident to speak was Mr. William Kruger. He resides on
the property immediate to the west of the tentative tract's
proposed Huntington Drive. He stated that he is not in opposition
to the development of the site, however, he would appreciate
consideration in the design of the subdivision so that it is not
in conflict with adjacent properties. Mr. Kruger feels that with
Huntington Drive as proposed, there will be headlights shining into
his house and increased traffic that may be in conflict with his
existing driveway. He feels that a more logical design would be
to realign the roadway to the south to reduce the conflict.
The public hearing was closed. Commissioner Stone inquired of the
applicant's representative whether or not they could realign the
roadway to accommodate the issues raised during the public hearing.
Mr. Mapalo said that they would prefer not to redesign, but that
it could be done with an estimated loss of three lots.
Commissioner Stone recommended a motion of continuance to resolve
the issues, but a second was not made. Further discussion ensued
and then a motion was made for approval based on the discussion and
in agreement with the staff recommendation. The motion for
approval was seconded, and then was carried by unanimous vote of
the six Commissioners in attendance.
On August 15, 1991, Mr. William T. Kruger, submitted an appeal of
the Planning Commission's decision of approval (see Attachment
"A"). The basis for his appeal is that with a minor road alignment
future area-wide circulation could be enhanced and would not impact
his property. Mr. Kruger has included a possible reconfiguration
as part of his appeal request. The modification results in a net
loss of one lot while potentially increasing the lot size of four
other lots.
MAYOR AND COMMON COUNCIL OPTIONS
The Mayor and Common Council can continue Tentative Tract No. 14352
and refer the tract back to staff for a redesign of the tract to
eliminate the potential impacts with the adjacent property.
OR
o
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Appeal of Tentative Tract No. 14352
Mayor and Common Council Meeting
September 16, 1991
Page 3
The Mayor and Common council may uphold the appeal and deny
Tentative Tract No. 14352.
OR
The Mayor and Common Council may deny the appeal and approve
Tentative Tract No. 14352 subject to the Findings of Fact,
Conditions of Approval and Standard Requirements contained within
the Planning commission Staff Report dated August 6, 1991.
RECOMMENDATION
.
It is recommended that the Mayor and Common council continue
Tentative Tract No. 14352 and refer it back to staff for a project
redesign.
Prepared by:
Patti Nahill, Associate Planner
for Larry E. Reed, Assistant Director of Planning
and Building Services
Attachments:
A - Letter of Appeal to Mayor and Common Council
B - Statement of Official Planning commission
Action
C - Official Notice of Public Hearing before the
Mayor and Common Council
D - Staff Report to the Planning commission dated
August 6, 1991
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RECE!":~~'" . ~ "." t': ~:..
'91 !;UG 15 A 9 :29
August 14, 1991
Honorable City Council
City of San Bern~ino
300 North D Street
San Bern~ino, CA 92418
To Whom This May Concern:
This letter is in appeal of a decision of the City of San Bernardino Planning"
Commission. August 6, 1991. regarding Tentative Tract l.4aa2.1~52-
First let me state that I am not against development in the Verdemont area if
it is done with careful planning and concern for the safety and well being of
the existing residents.
At this time the area's infrastructure is not adequate to insure the safety of
new residents in an emergency situation as there are effectively only two
exits from Verdemont; Pine and Palm Avenues.
At the Planning Commission meeting of August 6, 1991. three residents spoke in
opposition to the development. There were about twenty other people in the
audience who voiced their concerns to me personally. The major concerns were
the high density, the lack of adequate infrastructure and the need for an
additional point of ingress and egress.
I proposed an alternate road alignment that appeared to garner support from
planning staff and the commission. However, due to the late hour. that
discussion fell by the wayside.
You are our last hope!
As proposed. this tract provides for a high number of lots, small lot size,
and large slopes (due to the relatively steep topography) which resul t in low
net useable pad areas. The proposed alignment of Huntington Drive is not
conducive to orderly development west of Palm Avenue.
ATTACHMEtlT A
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Honorable City Council
August 14. 1991
Page two
I have attached a copy of an 0.1 ternate 0.1 ignment of the proposed road system
that would help meet the needs of future development west of Palm Avenue.
providing better circulation. This. coupled with reduced density. results in
a more acceptable development.
The applicant's representative. of course. opposed this option because of the
loss of lots and, therefore, the net profit yield. It would also cause the
additional cost of reengineering which to me is small compared to the benefit
for the area.
Once again, please review the attached reconfiguration and in addition. please
consider the feelings of the surrounding property owners who attended the
Planning Commission meeting August 6, 1991. who are concerned about the
density of this development.
Thank you.
Williem T. Kruger
6920 Palm Avenue
San Bernardino, CA 92407
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of San Bernardino "
STATEMENT OF OFFICIAL PLANNING COMMISSION ACTION
PROJECT
Number:
Tentative Tract No. 14352
Applicant:
Dr. and Mrs. Donald Huber
OWner:
Same
ACTION
Meeting Date: August 6, 1991
X Adopted Negative Declaration and Approved
Request Based Upon Findings of Fact
(Attachment B) and Subject to Conditions of
Approval (AttaChment C) and Standard
Requirements (Attachment D)
CONDITIONS
This project was approved subject to the Conditions of
Approval and Standard Requirements contained in Attachments C
and 0 with the revision of Condition of Approval No. 19 to
read:
19. Bailey Creek shall be protected in a natural
condition. Building pads shall be elevated to
provide at least 3 feet of freeboard above the high
water elevation in a 100 year frequency storm.
and the deletion of Condition of Approval Nos. 20, 21, and
22.
YQII
Ayes:
Nays:
Abstain:
Absent:
COle, Jordan, Lopez, Ortega, Sharp, Stone
None
None
Clemensen, Lindseth, Valles
I, hereby, certify that this Statement of Official Action
accurately reflects the final determination of the Planning
Commission the City of San Bernardino.
C~
live; rrtl 9/
Date
Larrv E. R$ed. Assistant Director of Plannina & Buildina
Services
Name and Title
ATTACHMENT B
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'CITY OF SAN BERNA INO PLANNING AND BUILDING RVICES DEPARTMENT
OFFICIAL NOTICE OF PUBLIC HEARING BEFORE THE CITY
OF SAN BERNARDINO MAYOR AND COMMON COUNCIL
SUBJECT:
APPEAL OF TENTATIVE TRACT NO. 14352
PROPERTY LOCATION:
c~o' J
Subject property is an irregularly-shaped parcel of land consisting of about
24.3 acres located at the northeast corner of Palm Avenue and Verdemont Drive.
PROPOSAL:
"
To establish a 69 unit single-family residential subdivision in the RL, Resi-
dential Low, General Plan land use designation.
PUBLIC HEARING LOCATION:
SAN BERNARDINO CITY HALL
COUNCIL CHAMBERS
300 NORTH "0" STREET
SAN BERNARDINO. CA 92418
HEARING DATE AND TIME:
Monday, September 16, 1991 2:00 p.m.
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PLAN-t.07 PAGE 1 OF 1
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ATTACHMENT C
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CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT
SUMMARY
AGENDA ITEM
HEARING DATE
WARD
8
8-6-91
5
....".-..... APPLICANT: Dr. & Mrs. Donald Huber ,"""'I
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IIJ 4671 Webb Canyon Road
~ Tentative Tract 14352 Claremont, CA 91711
No. OWNER: SAME
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ffi The applicant is requesting approval to subdivide 24.3 acres
into sixty-nine (69) single-family lots in an area designated
by the General Plan as RL, Residential Low.
:::)
a The subject property is an irregularly-shaped parcel of land
IIJ
~ located at the northeast corner of Palm Avenue and Verdemont
- Drive in the Verdemont area.
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EXISTING GENERAl PLAN """
PROPERTY LAND USE ZONING DESIGNATION
Subject Vacant RL Residential Low
North Single-family Residential RL Residential Low
and Vacant
South Residential RL Residential Low
East Vacant RL Residential Low
West Single:family Residential RL Residential Low
\.. n...
, GEOLOGIC I SEISMIC ~YES r FLOOD HAZARD ~ YES Jg: ZONE A J( SEWERS: ~YES )
I HAZARD ZONE: o NO ~ \.. ZONE: o NO o ZONE B o NO
( ~ YES r AIRPORT NOISE! o YES REDEVELOPMENT DYES """)
HIGH FIRE II
HAZARD ZONE: 0 NO CRASH ZONE: PROJECT AREA:
~NO UNO
r- -
r ~ ,
-I o NOT o POTENTIAL SIGNIFICANT ~ APPROVAL
< APPLICABLE EFFECTS WITH 0
MITIGATING MEASURES -
!Zen NOE.l.R. !C ~ CONDITIONS
IIJCJ 1&.C1
:l!Z o EXEMPT o E.l.R. REQUIRED BUT NO ~ffi 0 DENIAL
Z- SIGNIRCANT EFFECTS
OCl WITH MITIGATING til
~;; MEASURES 0 CONTINUANCE TO
-I&. 0
> XX NO SIGNIFICANT o SIGNIFICANT EFFECTS
ffi EFFECTS SEE ATTACHED E.R.C. fd
MINUTES ) ~
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PlAN-I.D2 PAGE 1 OF 1 l.-ID)
ftTTlIr~MI'"tJT n
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CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT
CASE TT 14352
OBSERVATIONS
AGENDA ITEM
HEARING DATE
PAGE
8
8-6-91
2
,
REOUEST
The applicant is requestinq approval to subdivide 24.3 acres into
sixty-nine (69) sinqle-familY lots in an area desiqnated by the
General Plan as RL, Residential Low. The General Plan land use
desiqnation permits a maximum density of 3.1 dwellinq units per
qross acre and requires a minimum lot size of 10,800 square feet.
SITE LOCATION
The subject property is an irreqularly-shaped parcel of land
located at the northeast corner of Palm Avenue and Verdemont Drive
in the Verdemont area (See Attachment "G", Location Map).
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
The proposed subdivision is consistent with the Municipal Code and
is in conformance with the General Plan as shown in Attachment "A".
CALIFORNIA ENVIRONMENTAL OUALITY ACT STATUS
The Initial Study was prepared by staff and presented to the
Environmental Review Committee (ERC) on April 25, 1991. The ERC
found that no siqnificant impacts would result from the project and
recommended a Neqative Declaration be adopted. The Neqative
Declaration was advertised and available for public review and
comment from May 2, 1991 to May 22, 1991. To date, no comments on
the initial study have been received. If comments are received
referencinq this project, they will be presented to the Planninq
Commission at the Auqust 6, 1991, Planninq Commission meetinq (see
Attachment "E", Initial Study).
ANALYSIS
Site Characteristics
The 24.3 acre site is currently vacant. The topoqraphy of the site
consists of rollinq terrain qenerally slopinq five percent to the
southeast. Minor drainaqe courses are located in the east and
southern portions of the site.
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PlAN-I.OI pAGE 1 OF 1 ('-80)
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CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT
CASE TT 14352
8
8-6-91
3
OBSERVATIONS
AGENDA ITEM
HEARING DATE
PAGE
Lot Characteristics
The tentative tract will create sixty-nine (69) single-family lots
with a density of 2.8 dwelling units per gross acre. The applicant
is proposing to utilize the alternative lot size provision of the
Verdemont Area Plan to establish lot sizes less than 10,800 square
feet. The Verdemont Area Plan states that lot sizes in single
family subdivisions may vary in size due to unique or unusual
topographic features. The Plan further explains that the
subdivisions shall be in accordance with the following standards
and shall meet the alternative lot size performance criteria.
Alternative Lot Size Standards
General
Plan
Standard
Minimum
Lot Size
Minimum
Lot Size
Average
Lot Size
, of Lots
Permitted
Below
Average
RL
10,800
square
feet
8,700
square
feet
10,800
square
feet
25
percent
The Alternative Lot Size Performance Criteria includes the
following:
a. Proportional mix and placement of lots.
b. Preserving of mature trees and natural features.
c. Placement of dwelling unit on lot.
d. Preserving the views.
e. Provision of amenities.
f. Treatment of drainage courses.
g. Treatment of walls and fences.
h. Other unique amenities.
The applicant by design is proposing to create 11 lots or 16
percent of the lots below the average of 10,800 square feet. The
smallest residential lot proposed is 9,152 and the largest
residential lot is 20,940 square feet. The applicant mixed the
placement of the alternative lots into the balance of the
subdivision with the exception of five lots placed together at the
northeasterly intersection of Palm Avenue and the proposed Steven
Way. The block of alternative lot sizes in this location preserves
the views of the lots to the north. The applicant has provided an
equestrian trail as their amenity to satisfy the performance
criteria. The trail will serve as a buffer between the Bailey
Creek and the residential lots thus preserving the creek in its
natural state (see discussion below).
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PLAN-I.D8 PAGE t OF 1 (4-00)
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CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT
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CASE TT 14352
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8
8-6-91
4
OBSERVATIONS
AGENDA ITEM
HEARING DATE
PAGE
..
~Lot "A" - Equestrian Trail and Staging Area
The developer has agreed to provide a 12-foot wide equestrian trail
along the back of Lots 52 through 65, Lots 68 and 69 which will
provide a valuable link to the existing recreational trail system
in the area. The trail will connect with the Chestnut Creek Trail
and the proposed Muscupiabe-Rancho Line Trail. The trail is
envisioned to enhance the proposed subdivision by establishing a
focal recreational amenity for the homeowners and surrounding
neighbors. Equestrian trail fencing will be provided to serve as
a buffer between the residential lots and Bailey Creek. The 6-foot
high fence will be constructed of a combination of wrought iron
panels with decorative concrete block pilasters. The fencing will
be compatible with the perimeter subdivision fencing proposed for
the project. Lot "A" will encompass a total of 56,116 square feet
and will include a staging area for horses at the northernmost tip
of the subject property.
Surrounding Area
The properties to the south of the proposed tentative tract are
occupied by single-family structures. The lands to the north and
west are predominatelY vacant with a few scattered single-familY
residences. The property directly to the east is Bailey Creek. On
the other side of the creek is vacant land a portion of which is to
be used for the State of California Water Resources Second Afterbay
Project. The surrounding properties are all designated RL,
Residential Low (see Attachment "G", Location Map).
Access and Circulation
The site has frontage along the north side of Verdemont Drive of
approximately 1,381 feet and has a frontage along the east side of
Palm Avenue of approximately 1,148 feet. Tentative Tract No. 14352
proposes to utilize Palm Avenue as its primary access. Palm Avenue
is classified as a secondary arterial from its junction with
Interstate 215 north to Ohio Avenue. It becomes a local continuous
road north of Ohio Avenue to the site as identified in the
Verdemont Area Plan, page 126. Secondary access will be from
Verdemont Drive to Huntington Drive which is classified as a local
continuous street. Al though the rights-of way exist for the
primary and secondary standard means of access, they have not been
fully improved or paved. A Condition of Approval has been added
requiring all standard means of access to be paved and improved per
Public Works Department Standard Requirements prior to the issuance
of building permits for construction of homes on the subdivision.
The majority of the lots will be served by two curvilinear local
continuous streets which will connect to Palm Avenue and to
Verdemont Drive. The balance of the lots will access Verdemont
Drive by way of an interior cul-de-sac.
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PL.AN-8.08 PAGE 1 OF 1 (~)
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CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT
CASE TT 14352
OBSERVATIONS
AGENDA ITEM
HEARING DATE
PAGE
8
8-6-91
5
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Traffic
The City Traffic Engineer reviewed the proposed subdivision and
determined that the project did not meet the minimum criteria for
a traffic impact study. The additional trips from the proposed
project are not sufficient to cause a significant impact on the
adjacent street system.
Environmental Concerns
The proposed subdivision is mapped in the General Plan as being
within the boundaries of the High Wind Hazard Area, the High Fire
Hazard Zone and within Greenbelt Zone "B" of the Foothill Community
Greenbelt Program and the Verdemont Area Plan. Conditions of
Approval have been included requiring compliance with the Uniform
Building Code for wind resistance and fire protection and
compliance with the prOVisions of the Development Code.
Biological Resources
The site is located in the Biological Resources Management Overlay.
A Biological Survey was prepared for the site by Joe Gorman PhD
Associates dated January IS, 1990~ The report concluded that no
threatened, endangered, or sensitive species of wildlife or
vegetation were found and that none were thought to be present on
the subject property.
Archaeological Resources
Tentative Tract No. 14352 is located within an area identified by
the General Plan as having potential archaeological resources. The
San Bernardino County Museum ArChaeological Information Center
evaluated the proposed project site and determined that no
cultural resources are known to exist within or adjacent to the
project area and that the potential for the presence of cultural
resources within the project area is low. No further studies were
recommended.
Geological Resources
The northeastern portion of Tentative Tract No. 14352 is located
within the Alquist-Priolo Special Studies Zone. A geotechnical
study prepared for the proposed project by Gary S. Rasmussen &
Associates, Inc. in January, 1990. The report included the
following recommendations:
1)
The AlqUist-Priolo Special Study restricted use zone shall be
identified on the final grading plans and on a Composite
Development Plan filed with the Final Map. Minimum setbacks
for human occupation structures have been established in the
geotechnical report.
~
PL.N+1.08 PAGE 1 OF , (...eol
C1nO#....~
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^
CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT
--
CASE TT 14352
""'l
8
8-6-91
6
OBSERVATIONS
AGENDA ITEM
HEARING DATE
PAGE
21
A Richter maqnitude 7.5 earthquake is expected alonq the San
Andreas fault, which is located approximately 400 feet
northeast of the site; therefore, human occupancy structures
should be desiqned accordinqly.
31 Positive drainaqe of the site should be provided, and runoff
should not be allowed to flow over natural, cut or fill slopes
in such a way as to cause erosion.
""'l
41 The final qradinq plans for the site shall be reviewed and
approved by an enqineerinq qeoloqist prior to any qradinq.
State Department of Water Resources
The Devil's Canyon second afterbay project is located to the east
of the subject property and will utilize Verdemont Drive to access
their site. The increase in truck traffic alonq Verdemont Drive .
durinq the construction of the second afterbay is expected to be
short-term. The developer of this tract shall notify the purchaser
at the time of purchase aqreement and at the close of escrow of the
afterbay project.
Hydrology and Drainage
The San Bernardino County Flood Control District has identified the
eastern portion of the site to be adjacent to a natural drainaqe
course outlettinq flows from Bailey Canyon. The natural drainaqe
course is not adequate to contain the total flows from the canyon,
and in the event of a major storm, overflow can be expected. The
Flood Insurance Administration mappinq for the area shows that a
portion of the site lyinq within and adjacent to the natural
drainaqe course as Zone "A", subject to 100 year overflow.
Therefore, in their opinion, portions of the site are subject to
infrequent flood hazards due to overflow, erosion, and debris
deposition from Bailey Canyon in the event of a major storm.
Portions of the site may be subject to excessive street flows and
accumulated drainaqe from the north. Further studies of the
project will be necessary prior to development with respect to
local and on-site drainaqe conditions.
COMMENTS RECEIVED
City Departments
All City Departments reviewed the proposal at the Development
Review Committee meetinq on June 20, 1991. The Public Works I
Enqineerinq, Police, Buildinq Services, Fire, Water and Parks and
Recreation Departments have attached Standard Requirements (see
.. Attachment "D" I. -oOll
PL.AN..e.08 PAGE, Of , (4-80)
CIT'f' 01- .,. ......,
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-
CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT
CASE TT 14352
OBSERVATIONS
AGENDA ITEM
HEARING DATE
PAGE
8
8-6-91
7
~san Bernardino City Unified School District
Current developer fees collected by the district are inadequate to
finance all costs associated with school construction. The
District requests the establishment of supplemental fees to finance
new school off-site improvements and a separate fee to qenerate
revenues for purchasinq school sites in the Verdemont/Devore area.
The City is currently investiqatinq the establishment of
supplemental developer fees to fund these off-site improvements.
Conditions of Approval requirinq developer participation in any
supplemental fee proqram established by the City to help finance
new school off-site improvements will reduce potential impacts to
a level of insiqnificance.
San Bernardino County Flood Control District
The District has made the followinq comments and recommendations
for this property:
First, if the District is to assume operation and maintenance
responsibility of the Bailey Canyon Channel System, includinq
debris basin, from the canyon to Devil Creek:
I) The natural drainaqe course outlettinq flows from Bailey
Canyon shall be upqraded to a concrete lined channel facility
as shown on Comprehensive Storm Drain Plan Number 7, Project
Number 7-EI4, capable of handlinq IOO-year storm flows plus
freeboard with twenty foot patrol roads on both sides of the
channel.
2) A hydroloqy and hydraulic anaylsis for the channel
throuqh the site shall be prepared by the developer's
enqineer and approved by the City and the Flood Control
District.
3) Adequate riqht-of-way for the channel includinq patrol roads,
cut and fill slopes, and access from the road crossinqs shall
be dedicated to the City in fee title for future transfer to
the District upon completion of the debris basins and channel
from Devil Creek to the debris basin.
4) Chain link fencinq or other approved barrier shall be provided
alonq the channel riqht-of-way inc1udinq qates at the road
crossinqs.
5) Channel improvement plans shall be reviewed and approved by
both the City and District.
6) The District, in conjunction with the City, shall inspect the
channel construction.
...
~.=.r_~'i
PLAN-1.C8 PAGE 1 OF 1 (4010)
h.
CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT
CASE TT 14352
OBSERVATIONS
AGENDA ITEM
HEARING DATE
PAGE
8
8-6-91
8
Second, if the Bailey Canyon Debris Basin is not constructed prior
to the development of. the site, adequate provisions shall be made
to protect the site from the debris laden flows from Bailey Canyon.
Next; adequate provisions shall be made to intercept and conduct
the tributary flows from the north, includinq Bailey Canyon, around
or throuqh the site in a manner which does not adversely affect
adjacent or downstream properties. Finally, the developer should
provide his fair share of the cost for the Bailey Canyon Debris
Basin if there is not another means for financinq the basin.
...,
CONCLUSION
Tentative Tract No. 14352 meets all of the development standards of
the Municipal Code and Verdemont Area Plan and is consistent with
the General Plan and the Subdivision Map Act. Impacts associated
with the development of the project will be mitiqated and reduced
to a level of insiqnificance. There is a proposed Neqative"
Declaration.
RECOMMENDATION
It is recommended that the planninq Commission:
1. Adopt the Neqative Declaration; and,
2. Approve Tentative Tract No. 14352, subject to the attached
Findinqs of Fact (Attachment "B"), Conditions of Approval
(Attachment "CO) and standard Requirements (Attachment "D").
?;;'c ZJt..,
Larry E. Reed
Assistant Director of Planninq and Buildinq Services
\f>~ W~
Patti Nahill
Associate Planner
Attachments:
A - Municipal Code and General Plan Conformance
B Findinqs of Fact
C Conditions of Approval
D Standard Requirements
E Initial Study
F Tentative Tract Map
~ G Location Map
...
~!:.:''::
PI.AN-8.118 PaGE 1 OF 1 (4-80)
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CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT
OBSERVATIONS
..
-
CASE TT 14352
AGENDA ITEM
HEARING DATE
PAGE
8
R-6-ql
q
r-
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
Cateaory
ProDosa1
Permitted
Use
A 69 lot
single
famll y
subdivision
Density
2.8 dwelling
units per
gross acre
Residential
Lot Size
9,152 to
20,940
square feet*
Open Space
Lot Size
56, 116
square feet
Lot Depth
100 feet or
more
Lot Width
80 feet or
more
Corner Lot
Width
88 feet or
more
Frontage
All lots
Street
Grades
11. 94 ,
maximum
MuniciDal
Code
RL,
Residential
Low
3.1 dwelling
units per
gross acre
10,800
square foot
minimum
N/A
100 foot
minimum
80 foot
minimum
88 foot
minimum
Required on
all lots
12 ,
maximum
General Plan
RL,
Residential
Low
3. 1 dwelling
units per
gross acre
10,800
square foot
minimum
N/A
N/A
N/A
N/A
N/A
N/A
*
Applicant is utilizing the Alternative Lot Size provision of
the Verdemont Area Plan.
...
~:.==
(.-801
PLAN-.... PAGE 1 OF 1
~
4a' _L
Attachment "B"
J:t:l
JS.
CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT
CASE TT 14352
FINDINGS OF FACT
AGENDA ITEM
HEARING DATE
PAGE
8
8-6-91
10
....
~
1. The requested subdivision is consistent with the
minimum lot development standards of the RL,
Residential Low, land use desiqnation in the
Verdemont Area Plan with alternative lot sizes and
is consistent with the General Plan in that the
density of the proposed tract is 2.8 dwellinq units
per qross acre while the plan will allow 3.1
dwellinq units per qross acre.
2. All lots created meet Municipal Code requirements
in that they and each rectanqular lot has a minimum
width of 80 feet (88 feet on corner lots) and a
minimum depth of 100 feet. The irreqular lots meet
Code requirements.
3. The desiqn of the subdivision and the proposed
improvements are not likely to cause substantial
environmental damaqe or cause serious public health
problems, in that the development will occur
accordinq to the Conditions of Approval and
Standard Requirements contained in this report.
4. The proposed tract meets or exceeds the minimum
requirements of the City's Subdivision Ordinance
(Title 18) and the State Subdivision Map Act. All
lots will have frontaqe on dedicated streets.
S. All proposed private streets meet the minimum
requirements of the Department of Public
Works/Enqineerinq for street improvements.
6.
The desiqn of the subdivision will not conflict
with easements acquired by the public at larqe for
access throuqh or use of property within the
proposed subdivision in that no public aqency has
stated comments reqardinq required easements.
..
...
~A:~~~
PlNl-I.lII PAGE' OF 1 (....)
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Attachment
--
lie"
CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT
CASE
TT 14352
CONDITIONS
AGENDA ITEM
HEARING DATE
PAGE
8
8-6-<)1
11
~
1. Minor modifications to the plan shall be subject to approval
by the Director of Planning. An increase of more than 10
percent of the square footage or a significant change in the
approved concept shall be subject to Planning Commission and
Development Review Committee review and approval.
Construction shall be in substantial conformance with the
plans approved by the Planning Commission.
2. The developer is to submit a complete master landscape and
irrigation plan (4 copies) for the entire development to the
Engineer ing Department with the required fee for approval, the
landscape plans will be forwarded to the Parks, Recreation and
Community Services and the Planning Department for review and
approval. (Note: the issuance of a building permit, by the
Building Services Division of the City of San Bernardino, does
NOT waive these requirements/conditions.) No grading permits
will be issued prior to approval of landscape plans.
The design shall include, but not be limited to the
following:
a. Street trees shall be. planted on 30 foot
center spacing unless otherwise indicated by
the Department of Parks, Recreation and
Communi ty Services. The Parks Department
shall determine the varieties and locations
prior to planting. All trees shall be 24" box
specimens. Trees are to be inspected by a
Park Division representative Drior to
planting.
b. The landscape and irrigation plans shall
comply with the "Procedure and Policy for
Landscape and Irrigation" (available from the
Parks Department).
3. Trees, shrubs and groundcover of a type and quality generally
consistent or compatible with that characterizing single-
famil y homes shall be provided in the front yard and that
portion of the side yards which are visible from the street.
All landscaped areas must be provided with an automatic
irrigation system adequate to insure their viability. The
landscape and irrigation plans shall be approved by the Parks
and Recreation Department.
~.=.:rJl~~
PLAN-IJlO P_ 1 OF 1 (4-00)
CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT
CASE TT 14352
CONDITIONS
AGENDA ITEM
HEARING DATE
PAGE
8
8-6-91
12
~ 4.. In the event that this approval is leqally challenqed, the """'I
City will promptly-notify the applicant of any claim or action
and will cooperate fully in the defense of the matter. Once
notified, the applicant aqrees to defend, indemnify, and hold
harmless the City, its officers, aqents and employees from any
claim, action, or proceeding aqainst the City of San
Bernardino. The applicant further agrees to reimburse the
City of any costs and attorney's fees which the City may be
required by the court to pay as a result of such action, but
such participation shall not relieve the applicant of his
obligation under this condition.
5. The developer shall participate in any supplemental fee
program established by the City to help finance new off-site
improvements or with the City of San Bernardino Community
Facilities District No. 995 School Fee Mitigation Aqreement.
6. The developer shall identify specific locations for
centralized mail delivery units to the satisfaction of the
Postal Service and Public Works Department and shall delineate
the easements or mapped provisions for the placement of
centralized mail delivery units on the final map.
7. Two standard means of access shall be provided and improved
per Public Works/Enqineering Department Standard Requirements
prior to the issuance of buildinq permits for construction of
homes on the subdivision.
8. The construction of homes shall complY with the all applicable
provisions of the Development Code.
9. All slopes shall be 2.1 finished grade.
10. A truck hauling route which includes a schedule of dates and
times of export shall be filed with and approved by the City
Public Services Department for import or export of earth
materials.
11. The developer shall comply with all City Codes in regard to
dust control and noise attenuation.
12. No combustible materials shall be on site until water is
available to serve the subject property.
13. The development shall provide for fire flow gpm, duration and
hydrant spacing according to minimum standards of the City.
14. All utilities are to be placed underground.
..
PLAN-8.DI PAGE 1 OF 1 (+80)
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CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT
CASE
TT 14352
CONDITIONS
AGENDA ITEM
HEARING DATE
PAGE
8
8-6-91
13
"""l
15. All reco_endations of the qeotechnical report shall be
incorporated into the development of the property.
16. The Alquist-Priolo Special Study restricted use zone shall be
identified on the final qradinq plans and on a Composite
Development Plan filed with the Final Hap.
17. The final qradinq plans for the site shall be reviewed and
approved by an enqineerinq qeoloqist prior to any qradinq.
18. The developer of this tract shall notify the purchaser at the
time of purchase aqreement and at the close of escrow of the
afterbay project.
,
19. If the San Bernardino County Flood Control District is to
assume operation and maintenance responsibility of the Bailey
Canyon Channel System, includinq debris basin, from the canyon
to Devil Creek, they will require the followinq:
al
bl
c)
d)
el
f)
The natural drainaqe course outlettinq flows from Bailey
Canyon shall be upqraded to a concrete lined channel
facility as shown on Comprehensive Storm Drain Plan
Number 7, Project Number 7-E14, capable of handlinq 100-
year storm flows plus freeboard with twenty foot patrol
roads on both sides of the channel.
A hydroloqy and hydraulic anaylsis for the channel
throuqh the site shall be prepared by the
developer's enqineer and approved by the City and
the Flood Control District.
Adequate riqht-of-way for the channel including patrol
roads, cut and fill slopes, and access from the road
crossinqs shall be dedicated to the City in fee title for
future transfer to the District upon completion of the
debris basins and channel from Devil Creek to the debris
basin.
Chain link fencinq or other approved barrier shall be
provided alonq the channel riqht-of-way includinq gates
at the road crossinqs.
Channel improvement plans shall be reviewed and approved
by both the City and District.
The District, in conjunction with the City, shall inspect
the channel construction.
..oj
..
PUN-&aI PAGE 1 OF 1 (4090)
~~.~~n
CONDITIONS
CASE
AGENDA ITEM
HEARING DATE
PAGE
TT 14352
CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT
8-2-91
14
"""I
20. If the Bailey Canyon Debris Basin is not constructed prior to
the development of the site, adequate provisions shall be made
to protect the site from the debris laden flows from Bailey
Canyon.
21. Adequate provisions shall be made to intercept and conduct the
tributary flows from the north, inc1udinq Bailey Canyon,
around or throuqh the site in a manner which does not
adversely affect adjacent or downstream properties.
22. The developer should provide his fair share of the cost for
the Bailey Canyon Debris Basin if there is not another means
for financinq the basin. '.
23. The developer shall coordinate the development of the site and
its potential impacts to the Bailey Storm Drain Project with
the Public Worksl Enqineerinq Department.
24. The developer shall assume full responsibility for the repair
of pavement within Verdemont Drive, within the limits of Palm
Avenue on the northwest and Olive Avenue to the southeast,
ho1dinq harmless the State of California. Beqinninq of said
repair occurrinq within 120 days of written notice from the
State to the City of San Bernardino and the developer of the
termination of use of said streets for heavy vehicle usaqe.
crrrtll'_~
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PlAN-8JJ1 PAGE 1 OF 1
....,
Attachment "D"
CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT
CASE
TT 14352
STANDARD REQUIREMENTS
AGENDA ITEM
HEARING DATE
PAGE
8
8-6-91
15
(
1.
Tentative Tract No. 14352 shall be in effect for a period of
24 months from the date of approval by the Planning commission
and/or Planning Department. However, if the final map has not
been filed with the County Recorder's Office at the end of
the 24 month time period, the approval shall expire.
Additional time may be approved by the planning Commission upon
written request of the applicant if made 30 days prior to
expiration of
the .....lL month time period.
Expiration Date:. Auaust 6. 1991
.
"
COVENANTS, CONDITIONS AND RESTRICTIONS FOR P.R.D.
::..:~ ..-...0
a. The Covenants, Conditions and Restrictions (CC & R's) shall
be reviewed and approved by the planning Department prior
to final approval of the tract maps. The CC & R's shall
include liability insurance and methods of maintaining the
open space, recreation areas, parking areas, private roads,
and exterior of all buildings. The CC & R's shall also
include a statement that no radio frequency antenna shall
be included within the complex except for central antenna
systems.
b. No lot or dwelling unit in the development shall be sold
unless a corporation, association, property owner's group,
or similar entity has been formed with the right to assess
all properties individually owned or jointly owned which
have any rights or interest in the use of the common areas
and common facilities in the development, such assessment
power to be sufficient to meet the expenses of such entity,
and with authority to control, and the duty to maintain,
all of said mutually available features of the development.
Such entity shall operate under recorded CC & R's which
shall include compulsory membership of all owners of lots
and/or dwelling units and flexibility of assessments to
meet changing costs of maintenance, repairs, and services.
Recorded CC & R's shall permit enforcement by the City of
provisions required by the City as conditions to approval.
The developer shall submit evidence of compliance with this
requirement to, and receive approval of, the commission
prior to making any such sale. This condition shall not
apply to land dedicated to the City for public purposes.
EVery owner of a dwelling unit or lot shall own as an
appurtenance to such dwelling unit or lot, 'either (1) an
undivided interest in the common areas and facilities, or
(2) a share in the corporation, or voting memberShip in an
association, owning the common areas and !acilities. ~
c.
PlANo8.10 PAGE 1 OF 1 ,~
(
CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT
CASE
TT 14352
STANDARD REQUIREMENTS
AGENDA ITEM
HEARING DATE
PAGE
8
8-6-91
16
"""'I
d. Maintenance for all landscaped and open areas, including
parkways, "hall be provided for in the CC & R's.
e. The CC & R's shall contain wording prohibiting the storage
or parking of trailers, boats, campers, motor homes, and
similar vehicles outside of the specified common areas.
? PARKING:
3.
a. This development shall be required to maintain a ~nJ.mum of
...l..- parking spaces, in an enclosed garage for each buildablE
lot.
b. All parking and driving aisles shall be surfaced with two
inches of AC over a suitable base or equivalent as approved
by the City Engineer. Parking spaces shall be striped and
have wheel stops installed at least three feet from any
building, wall, fence, property line, or walkway.
c. Whenever an off-street parking area is adjacent to or
across an alley from property zoned residential, a solid
decorative wall six feet in height shall be erected and
maintained along the property line so as to separate the
parking area physically from the residentially zoned
property, provided such wall shall be three feet in height
when located within the required front or street side yard
setback. Where no front or street side yard is required,
such wall shall be three feet in height when located within
ten feet of the street line. Said wall shall be located on
the north , south , east , west or
peripheral _ property lines. -
d. Whenever an off-street parking area is located across the
street from property zoned for residential uses, a solid
decorative wall or equivalent landscaped berm not less than
three feet in height shall be erected and maintained along
the street side of the lot not closer to the street than
the required depth of the yard in the adjoining residential
area. No fence or wall located in the front setback shall
obscure the required front setback landscaping. Said wall
shall be located on the north , south , east ,
west _, or peripheral _ property lineS:-- -
All parking areas and vehicle storage areas shall be lighted
during hours of darkness for security and protection.
Recreational vehicle storage areas shall be screened by at least
a six-foot high decorative wall with screened gates.
....
CfI"iI'I:11"~
ctldIIAl.-.-. 1 .~
Pl..AN-8.10 PaGE 1 OF 1 (4090)
(
CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT
CASE
TT 14352
STANDARD REQUIREMENTS
AGENDA ITEM
HEARING DATE
PAGE
8
8-6-91
17
~
There shall }:)e provided for each unit, within the qaraqe or
carport, or other specifically desiqnated area, a loft or other
usa}:)le storaqe area with a minimum of 150 cu}:)ic feet in addition
to standard utility storaqe.
Traffic }:)umps provided on the interior private roads shall }:)e
su}:)ject to the city Traffic Enqineer's approval.
A cODllllercial-type drive approach, as shown on
No. 204 or equivalent, shall}:)e constructed at
the development. Location and desiqn shall
approval of the Enqineerinq Division.
Prior to issuance of any }:)uildinq permit, access riqhts shall be
qranted to the city for the purpose of allowinq access over the
private drives within the project for all necessary City
vehicles includinq fire, police, and refuse disposal vehicles,
and any other emerqency vehicles. The documents coverinq this
matter shall }:)e prepared }:)y the owner and approved }:)y the
planninq Department.
standard Drawinq
each entrance to
}:)e suj:)ject to
All refuse storaqe areas are to }:)e enclosed with a
wall. Location, size, type and desiqn of wall are
the approval of the planninq Department and Division
Services Superintendent.
4. Enerqy and noise insulation shall comply with all state and
local requirements.
decorative
su}:)ject to
of PU}:)1ic
5.
LANDSCAPING:
a.
Four ( 4 ) copies
su}:)mitted to the
approval. The plan
the followinq:
of a master landscape plan shall
Engineerinq Division for review
shall include, }:)ut not }:)e limited
be
and
to,
}:).
1) Size, type, and location of plant material proposed.
2) Irriqation plan.
3) Such other alternate plants, materials and desiqn
concepts as may }:)e proposed.
4) Erosion control plans.
Tree varieties and exact locations will }:)e determined prior
to plantinq }:)y the Director of the Parks and Recreation
Department or his/her desiqnee. A minimum num}:)er of one
;n~h caliner/15 aallon. multi-branched trees shall ~
PL,AN.I.10 PAGE, OF 1 I"""
m.m.~. -=-=
CIlY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT
CASE TT 14352
STANDARD REQUIREMENTS
AGENDA ITEM
HEARING DATE
PAGE
8
8-6-91
1R
......
planted within the parkway for each of the following types
of lots, as per the City's specifications:
1) CUl-de-sac lot -- one tree:
2) Interior lot -- two trees:
3) Corner lot -- three trees.
c. To protect against damage by erosion and negative visual
impact, surfaces of all cut slopes more than fiv;e feet in
height and fill slop_ more than three feet in heii.;Jht shall
be protected by planting with grass or ground cover plants.
Slopes exceeding 15 feet in vertical height shall also be
planted with shrubs, spaced at not to exceed ten feet on
centers: or trees, spaced at not to exceed 20 feet on
centers: or a colllbination of shrubs and tre_ as cover
plants. The plants selected and planting methods used
shall be suitable for the soil and climatic conditions of
the site:
Trees 10%, 15 gallon: 40% 5 gallon: 50%, 1 gallon.
Shrubs 20%, 5 gallon: 80%, 1 gallon.
Ground cover 100% coverage.
d. Slopes required to be planted shall be provided with an
irrigation syst_ approved by the Parks and Recreation
Department.
6.
e. The maintenance of graded slopes and landscaped areas shall
be the r_ponsibility of the developer until the transfer
to individual ownership.
f. All grading and drainage facilities, including erosion
control planting of graded slopes, shall be done in
accordance with a grading plan approved by the City
Engineer. A grading permit shall be obtained prior to any
grading being done.
an average
All lots shall have 11.. minimum area of 10.Roosquare feet, a
minimum depth of 100 feet, and a minimum width of...lUl.... feet,
( 88 feet on corner lots). In addition, each lot on a cul-de-
sacor on a curved street where .the side lot lines thereof are
diverging from the front to rear of the lot, shall have a width
of not less than 60 feet _sured at the right angle to the lot
depth at the midway point between the front and rear lot lines,
and a width of not less thlm 40 feet measured alona the front~
..
CIT\'~""~
--..._ en
PLM-1.1D PAGE 1 OF 1 14-101
'r
(0
(0
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CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT
CASE TT 14352
8
8-6-(11
19
"
AGENDA ITEM
HEARING DATE
PAGE
r-
~
lot line as delineated on the tract map.
7, Where lots occur on the bulb of the cul-de-sac, a minimum lot
depth of .l:.Q.Q.. feet will be permitted. If the proposed depth is
less than !ill!.- feet, a plot plan must be submitted to
demonstrate that a buildable lot area is possible and to justify
the lesser depth.
Variable front building setback lines of at least _ feet and
averaging _ feet, and side street building setback lin_ 15
feet shall be delineated on the final tract map. ~l garage
entrances on a dedicated street shall have a minimum setback of
18 feet.
8.
Perimeter walls and walls required along the rear of all double
frontage lots shall be. designed and constructed to incorporate
design features such as tree planter wells, variable setback,
decorative masonry, columns, or other such features to provide
visual and physical relief along the wall face.
The developer shall obtain Planning Department approval of the
visual or engineering design of the proposed wall.
9. When graded slopes occur within or between individual lots, the
slope face shall be a part of the downhill lot. Exceptions to
this requirement lIIUst De approved by the City Engineer.
10, Grading and revegetation shall be staged as required by the City
Engineer in order to reduce the amount of bare soil exposed to
precipitation.
11. compliance with all recommendations of the Geology Report shall
be required (if applicable).
12, Any clubhouse, swimming pool, spa, putting green, picnic areas
or other amenities shall be installed in the manner indicated on
the approved site plan.
13, During construction the city Engineer may require a fence around
all or a portion of the periphery of the tract site to minimize
wind and debris damage to adj acent properties. The type of
fencing shall be approved by the city Engineer to assure
adequate project site maintenance, clean-up and dust control.
...
..j
::..:. .. ~
Pl.AN-L1G PAGE 10F 1 (64JI
(0
CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT
CASE
TT 14352
8
8-6-91
20
STANDARD REQUIREMENTS
AGENDA ITEM
HEARING DATE
PAGE
,
~
14.
No certificate
compliance with
provisions of the
of occupancy shall be issued prior to
these standard Requirements as well as all
San Bernardino Municipal Code.
15. MECHANICAL EQUIPMENT:
a. All utility service boxes, connections and service lines
shall be painted to match the building ~erior on which
they are located.
b.
,
., '
wJ.rJ.ng shall
All existing overhead utility services and
be relocated underground.
.c. No roof-mounted equipment shall be placed on any building
(except for solar collection panels).
d. All utility systems including gas, electric, telephone,
water, sewer and cable TV shall be provided for
underground, with easements provided as required, and
designed and constructed in accordance with City Codes
and the utility provider. Telephone, Cable TV, and/or
security systems shall be pre-wired in the residences.
cn'f0l ...........,
__~.....l .1
..
PLNH.1D PAGE IOF 1 l~
(
,
CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT
CASE
TT 14352
STANDARD REQUIREMENTS
AGENDA ITEM
HEARING DATE
PAGE
8
8-6-91
'-1
16.
COMPOSITE DEVELOPMENT PLAN
17.
A Composite Development Plan (COP) shall be filecl with the
Enqineerinq, Planninq, and Buildinq & Safety Departments prior
to Final or Parcel Map processinq by the City pursuant to
Ordinance No. MC-592. The CDP shall provide additional survey
and map information includinq, but not limitecl to, buildinq
criteria (e.q. setbacks), flood control criteria, seismic and
qeoloqical criteria, environmental criteria and easements of
record. The CDP shall be labelecl with the title "Composite
Development Plan", and contain a section entitlecl "COJ!IPOsite
Development Plan Notes". The applicant shall have listed
under the CDP Notes section the followinq conditions or
mitiqatinq measures required for the development of the
subject property: Conditions No. 1 thru 24 and Standard
Requirements No. 1 thru 17.
The property owner shall siqn a covenant runninq with the land
aqreeinq that if the required landscapinq is not maintained,
the city may enter on the the property and install and main-
tain the required landscapinq and may lien the property for
the costs. The covenant shall be siqned and recorded with the
county of San Bernardino Recorder's Office prior to the
issuance of any Certificate of occupancy. In addition, land-
scape maintenance easement shall be filed with the Recorder's
Office, which qives the city the riqht to enter the property
and perform maintenance to the requirecl landscaping.
lat10/9/90
DOC: PCAGENDA
DOCUMENTS .1
&;..:~. ~ ~ .I
PL.AN-l.10 PAGE, OF , (44CJt
. CITY OF SANilANARDINO PlBLIC
CASE
1/1NQJl
TR 14:15?
STANDARD REQUIREMENTS
AGENDA ITEM 8
HEARING DATE 8-6-91
PAG
NOTE TO APPLICANT: Where""separate Engineering plans are required,
the app11cant is responsible for submitting the Engineering plans
directly to the Engineering Division. They may be submitted prior
to submittal of Building Plans.
Drainage and Flood Control
All necessary drainage and flood control measures shall be
subject to requirements of the City Engineer; which may be based
in part on the recommendations of the San Bernardino Flood
Control District. The developer's Engineer shall furnish all
necessary data relating to drainage and flood control.
18 X A local drainage study will be required for the project. Any
drainage improvements, structures or storm drains needed to
mi t i ga te downs tream i mpac ts or protec t the deve 1 opment sha 11 be
designed and constructed at the developer's expense, and
right-of-way dedicated as necessary.
_ The development is located within Zone A on the Federal Insurance
Rate Maps; therefore, a Special Flood Hazard Area Permit issued
by the City Engineer shall be required.
_ The development is located within Zone B on the Federal Insurance
Rate Maps; therefore, all building pads shall be raised above the
surrounding area as approved by the City Engineer.
_Comprehensive storm drain Project No. is master planned in
the vicinity of your development. ThlS drain shall be designed
and constructed by your project unless your Engineer can
conclusively .show that the drain is not needed to protect your
development or mitigate downstream impacts.
-L All drai nage from the development
approved public drainage facility.
drainage facilities and easements
satisfaction of the City Engineer.
Applicant shall mitigate on-site storm
sufficiently to maintain compliance with the
Water Discharge Permit requirements.
sha 11 be
If not
shall be
directed
feasible.
provided
to an
proper
to the
19
w
X
water discharge
City's NPDES Storm
n X Catch basins shall be installed upstream of each intersection
- along Verdemont Drive with connector pipe to the existing st~rm
drain. A catch basin shall also be installed on the Easterly slde
of Palm Avenue, Northerly of Verdemont Drive.
o 0
CITY OF SAN BERNARDINO PUBLIC WORKI/INQR.
CASE TR 14352
STANDARD REQUIREMENTS
AGENDA ITEM 8
HEARING DATE R-~-ql
p~~ 3
Grading
22
x
I 23
x
24
x
25
y
.....
If more than l' of fill or 2' of cut is proposed, the site/plot/
grading and drainage plan shall be signed by a Registered Civil
Engi neer and a gradi ng permit wi 11 be requi red. The gradi ng
p,lan 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 in
advance.
5,000 cubi c yards of earthwork is proposed, a
wi 11 be requi red and the gradi ng shall be
accordance wi th Secti on 7012 (c) of the Uni form
1f more tha n
gradi ng bond
supervi sed in
Buildi ng Code.
A liquefaction report is required for the site. This report
must be submitted and approved prior to issuance of a grading
permi t. Any gradi ng requi rements recommended by the approved
liquefaction report shall be incorporated in the grading plan.
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"). The
on-site Improvement Plan shall be approved by the City Engineer.
A reciprocal easement shall be recorded prior to grading plan
approval if reciprocal drainage, access, sewer, and/or parking
is proposed to cross lot lines, or a lot line adjustment shall
be recorded to remove the interior lot lines.
The project Landscape Plan shall be reviewed and approved by the
City Engineer prior to issuance of a grading permit. Submit 4
copies to the Engineering Division for checking.
An on-site Lighting Plan for the project shall be reviewed and
approved by the City Engi neer. Th is plan can be i ncorpora ted
with the grading plan, or on-site improvement plan, if
practical.
A Landscape Maintenance District shall be implemented to
maintain landscaping within the following areas:
Separate sets of Landscape Plans shall be provided for the
Landscape Maintenance District. (Equestrian Trail).
~
. aT\' OF SAN ARDINO PUBLIC ORKI/1NQit.
CASE TR 14352
STANDARD REQUIREMENTS ~::n=E 8-~-91
24
Utilities:
26
X Desi.gn 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.
27
~Each parcel shall be provided with separate water and sewer
facilities so it can be served by the City or the agency providing
such services in the area. .
28 -1L-Sewer main extensions required to serve the site shall be
constructed at the Developer's expense. Sewer systems shall be
designed and constructed in accordance with the City's "Sewer
Policy and Procedures" and City Standard Drawings.
19 ......L.Utility services shall be placed underground and easements
provided as required.
lO ......L.All existing overhead utilities adjacent to or traversing the site
on either side of the street shall be undergrounded in accordance
with Ordinance No. MC-60l (Subdivisions) or Resolution No. 88-65
(Non-subdivisions).
11 X Existing utilities which interfere with new construction shall be
-relocated at the Developer's expense as directed by the City
Engineer.
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.
12 x A "Communication Conduit" shall be installed in all streets within and
adjacent to this project. The conduit shall be dedicated to the City
and its primary use shall be for Cable TV installed by the Cable
TV Company under permit from the City of San 8ernardino.
~
-4 __
--
4.,.&1..
....
~y OF SAN ICftNARDINO PUBLIC ,g~R'~~
STANDARD REQUIREMENTS
AGENDA ITEM
HEARING DATE
A
8
8-6-91
2
Mapping
33
34
x
X
35
X
A Final/Parcel Map based upon field survey will be required.
All street names shall be subject to approval of the City
Engineer prior to Map approval.
Additional survey and map information including, but not limited
to, building setbacks, flooding and zones, seismic lines and
setbacks, geologic mapping and archeological sites shall be
filed with the City Engineer in accordance \~ith Ordinance No.
MC-592.
36
X
Improvement Completion
37
X
38
X
39
X
to
X
Street, sel~er, and drainage ir,1provement plans for the entire
project shall be completed, subject to the approval of the City
Engineer, prior to the recordation of the Final/Parcel Map,
If the required improvements are not completed prior to
recordation of the Final/Parcel Map. an improvement security
accompanied by an agreement executed by the developer and the
City will be required.
If the required improvements are not completed prior to record-
ation of the Parcel Map, an improvement certificate shall be
pl aced upon the Map stati ng that they Iii 1 j be compl eted upon
development. Appl icable to parcel maps consisting of less than
5 lots only.
Street light energy fee to pay cost of street light energy for a
peri od of 4 years. Exact amount to be determi ned pri or to map
recording.
All rights of vehicular ingress/egress shall be dedicated from
the following streets:
"p . Dr " to "Steven Way",' and
Change street names anaVlew ive
"Northstar Court" to "Ventura Court".
Acquisition of 50' wide strip on the North side of Verdemont
Drive shall be completed prior to map recording.
~
~
~
6. ..I,.
Jl UlI
CITY OF SAN BONARDINO PlBLIC ~'/DICIl
. cJ!Ji ~ 14352
STANDARD REQUREMENTS. AGENDA ITEM a
. . HEARING DATE 8-6-91
Street Improvement and De.dications:
41 X All public streets within and adjacent to ~he development shall be
-improved to include combination curb and gutter, paving, handicap
ramps, street lights. sidewalks and appurtenances, including, but
not limited to, traffic signals, traffic signal modification,
relocation of public or private facilities which interfere with
new construction, striping, signing, pavement marking and markers,
and street name signing. All design and construction shall be
accomplished in accordance with the City of San Bernardino "Street
Improvement Policy" and City "Standard Drawings", unless otherwise
approved by the City Engineer. Street lighting, when required,
. shall be designed and constructed in accordance with the City's
"Street Lighting Policies and Procedures". Street lighting shall
be shown on street improvement plans except where otherwise
approved by the City Engineer.
42 X 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. )
Verdemont Drive 30' 20'
Palm Avenue 30' 20'
Ventura Court 25' la'
Others 30' 18'
43
X A minimum of 2a' of paved width shall be provided on Palm Avenue
consisting of 20' on the Easterly side of centerline and a' on the
Westerly side of centerline.
~
Jil
CITY OF SAN 8ONARDINO PlBLIC ~1/1NQIl
. CASE TR 14352
STANDARD REQUREMENTS. :=~~I~E 8_~8~91
44
X If the project is to be developed in phases. each individual phase
-shall be designed to provide maximum public safety, conven- ience
for public service vehicles, and proper traffic circulation. In
order to meet this requirement, the following will be required
prior to the finalization of any phase:
a. Completion of the improvement plans for the total project or
sufficient plans beyond the phase boundary to verify the
feasibility of the design to the satisfaction of the City
Engineer.
b. A Plan shall be submitted for review and approval by the
Engineering Division. Fire, and Planning Departments indica-
ting what improvements will be constructed with the given
phase, subject to the following:
(1) Dead-end streets shall be provided with a minimum 32-foot
radius paved turnaround area.
(2) Hal f width streets shall be provided with a minimum
28-foot paved width,
(3) Street improvements beyond the phase boundari es, as
necessary to provide secondary access,
(4)
Drainage facilities, such as storm drains,
earth berms. and block walls, as necessary.
the development from off-site flows.
(5) A properly designed water system capable of providing
required fire flow, perhaps looping or extending beyond
the pftase boundaries,
channels,
to protect
(6) Easements for any of the above and the installation of
necessary utilities, and
(7) Phase boundari es shall correspond to the lot 1 i nes shown
on the approved tentative map.
c.
An erosion control plan shall be approved
prior to issuance of grading permits.
included in the plan to control blowing
erosion on areas which are graded but
construction is immediately proposed.
by the City Engineer
Provisions shall be
dust and storm water
on which no building
-
-
CITY OF SAN BERNARDINO PUBLIC WORKS/INClR.
CASE TR 14352
STANDARD REQUIREMENTS
AGENDA ITEM
HEARING DATE
PAG
8
8-6-91
Required Engineering Permits:
45
x
46
x
Grading permit (if applicable).
On-site improvements construction permit (except buildings - see
Planning and Building Services), includes landscaping.
Off-site improvements construction permit.
Applicable Engineering Fees (Fees sUbject to change without notice)
47
x
48
x
49
x
50
x
51
x
Plan check fee for Final/Parcel Map - $1,000.00 plus $30.00 per
lot or parcel.
Plan check and inspection fees for off-site improvements - 3%
and 2.5S, respectively, of the estimated construction cost* of
off-site improvements.
Plan check and inspection fees for on-site improvements (except
buildings - See Planning and Building Services) - IS and IS,
respectively, of the estimated construction cost* of on-site
improvements, including landscaping.
Plan check and inspection fees for grading (if permit required)
- Fee Schedule available from the Engineering Division.
Ora i nage fee. Exact amount of fee shall be determi ned by
Department of Planning and Building Services at time of
application for building permit - Fee Schedule available from
the Engineering Division.
Traffic system fee in the approximate amount of ~R Q14 RO
Exact amount shall be determined by the City Trafflc Engineer at
time of application for building permit.
*Estimated construction cost is based on schedule of unit prices on
file with the City Engineer.
~
~"'"'-.".:,,~.-
. CITY.OF SAN
RNARDINO P\8L1C OM./.....
CASE TR 14352
STANDARD REQtJREMENTS
AGENDA ITEM
HEARING DATE
~
8
8-6-91
ADDITIONAL REQUIREMENTS
52
53
54
55
56
x
A landscape maintenance easement shall be dedicated over the setback areas
of each lot adjacent to public streets and a landscape maintenance district
formed over these areas to maintain the landscaping in case of owner
neglect.
This development wnl be requi"red to pay Infrastructure Development Fees
prior to issuance of building permits or participate in an alternate
Infrastructure Financing Plan in the Verdemont area when approved by the
Mayor and Common Council.
This single family residential project lies within the proposed Chestnut
Storm Drain Assessment District boundary. Therefore, a storm drain
Surcharge Fee of SO.13 per square foot shall be paid (not to exceed
S2,OOO.00 per lot), if the District is not formed prior to approval of
building permits.
This commercial, industrial, or multiple residential project lies within the
proposed Chestnut Storm Drain Assessment Di stri ct boundary. Therefore, a
storm drain Surcharge Fee of SO.135 per square foot for the first 3,000
square feet of building area, paving or other imperfious area, and SO.045
per square foot in excess of 3,000 square feet. shall be paid if the
District is not formed prior to approval of building permits.
Thi s project 1 i es wi thi n the proposed boundary of the Palm Avenue Box
Culvert and Traffic Signal Assessment District; therefore, a fee of SO.04
per square foot of net project area shall be paid to the City of the
District is not formed prior to the approval of building permits.
This project lies within the proposed boundary of the Palm Avenue
Improvement Assessment District, therefore, a fee of SO.27 per square foot
of net project area shall be paid to the City of the district is not formed
prior to the approval of building permits.
x
x
x
x
The above fees for the Chestnut. Storm Drain, Palm Avenue Box CUlvert and
Signal and the Palm Avenue Improvf!llent Districts represent esti.tes of
this project's share of the cost of the illlpl"ovements. If the Districts
are approved. the alllOunt of the fees will be considered payment in full.
If any Distri ct is not approved. the fee wi 11 be retai nee! in a fund for
construction of the improvements for which it was paid.
~
~
ill.
r
CITY OF SAN <:ERNARDINO PL8LKOYORKI/ENG,..
. CASE TR 14352
STANDARD REQUIREMENTS
AGENDA ITEM
HEARING DATE
PAGE
8
8-~-ql
o
ADDITIONAL REQUIREMENTS
57
X An easement for an equestrian trail 12' wide mlnlmUm shall be
dedicated over the Northeasterly line of the tract. The
equestrian trail shall be designed, constructed, and landscaped
to Department of Parks and Recreation Standards. An easement
for landscape purposes shall be dedicated over the lot slopes
(except those which are downhill into the lot) adjacent to the
trail, and over Lot A. A landscape maintenance district shall
be formed to maintain the trail and landscaping within the
easements.
58
X A 6' high decorative wall shall be constructed at the top of
slope between the equestrian trail and the lots. The wall
shall be solid where the trail is above the adjacent pad grade.
Where the trail is below the adjacent pad grade, the wall shall
consist of 2' high decorative block with 4' of wrought iron on
top.
,
.,J.
CITY OF SAN BERNQ,INO PLANNING
AND BUILDING SERVICES DEPARTMENT
-
"""I
CASE 0 14352
8
8-6-91
31
AGENDA ITEM
HEARING DATE
PAGE
~
"""l
..un
Sub.it plans.prepared by a Registered Building Designer,
Architect or Civil or structural Enqineer.
60 Subait a co.plete lateral and structural analysis prepared by ·
a.qistered Civil or structural Enqineer or Architect.
59.
61 Subait state of california Title 24 Energy calculation Foras
for residential, buildings
including a signed compliance stat..ent.
62
Subait calculations and structural drawings, prepared by a
a.qistered Civil structural Engineer or Architect,
Label all us.. aDd
subait floor plan of existing structure.
existing ..terials of construction.
63 Subait four (4) complete sets of construction plans including:
64
65
66
67
68
cw:. -
a. Copy of conditions.
b.
soils
report .
c. Energy calculations.
d. structural calculation.
Subait a preliminary
do so.
(soils) (geoloqy)
report prepared by
a person licensed to
Subait a sinqle line drawing of the electrical service. Show
all equiplMftt, conduit aDd wire sizes and types. Show the
service ground size and grounding electrode.
subait penel schedule(s) and electrical plans.
Permit required for d..olition of existing building(s) on site.
Subait a plan of the heating, ventilating or air conditioning
aystea. (Clearly identity the location and ratin9 of the
equiplMftt and the sizes aa4 ..tarial of all ducts, registers aDd
the location of all tire daapers). ~ aeans of providinq
..dbanical ventilation.. required by the 1982 uniform Building
COde.
~.. ~_'~1 _
~
.............."'--
~.-..::~...
,..~---_._,_._- ...--.
.
CITY OF SAN BERtODINO PLANNING
. AND BUILDING SERVICES DEPARTMENT
CASE -0 14352
AGENDA ITEM 8
HEARN3 DATE 8-6-91
. PAGE 32
STANDARD REQUIREMENTS
69
70
71
72
73
74
75
Submit 9a. pipe load., .iain9 calculationa and i.oaetrica.
ProVide a plot plan showinv the location of the propoaed .ewer
ay.t_.
Submit a letter clearly indicatinq the intended u.e of all
area. of the buildinq. Li.t the _terial. to be uaed and the
projecta produced qivinq the aaount of each kept in the
buildinq. If the buildinq ia uaed for acre than one purpo.e,
li.t all other uae..
Submit i.ometric plans of the cold and bot water and drain
wa.te and vent .y.t....
Sbow compliance with Title 24 for the pbysically handicapped
in the follovin9:
Sublai t plans approved by the County R_l th Depart1lent.
Indicate .ethods of compliance
(exterior, interior party wall.,
ceilin9) a. per .tudy, O.B.C., local
for .ound attenuation
floor/ceilinq a..embly,
or state Law.
Show comgliance with requir_ent. of hiqh fire area..
Per Deve~opment Code.
For .tructure. located within bi9b wind areaa:
a. De.icm .tructure, incluc1inq roof coverinq, uainq
110 P.M.H. wind load
city of San Bernardino n.~d .. certificate bolc1.r for
Worker'. co.pena8tion Inaurance.
As....or'. Parcel Number. 261-011-15 & 16 , 261-021-28 & 29
contractor'. City licena..
Contractor'. State licanae.
76 Sewer capacity riqbt. f~ Water Depan.ent, 384-5093, Neil
'l'boIaaen .
..
IIlo& -
..oil
'lML" _'CIl" _
...
-0-
0-
DRC/ERC
DATE 7-/6-'7/
CASE /~3'.>Z-
CITY OF SAN BERNARDINO
STANDARD REQUIREMENTS
POLICE DEPT
ADDITIONAL REQUIREMENTS:.
77 / Lo!ZOu/,..I"1"IVo,.J H.r-'t1'rd~. S~/.?P/l/;;~,...L
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-
ST ANDARD REQUIREMENTS
CITY
OF
SAN BERNARDINO
CASE / 7: /
REVIEWED B
FIRE DEPARTMENT REQUIREMENTS
82
GENERAL REQcIREilIENTS:
lj;irOVide one extra set of construction plans to Building and c. ,r.~ty for Fire Department use at time of plan check.
[] Contact Fire Department for specific or detailed requirement:: - IMPORTANT.
[. The developer shall provide for adequate Fire Flow as computed by the Fire Prevention Bureau. Fire Flow shall be based
on square footage, construction features and exposure information 8S supplied by the developer and may be taken from two
hydrants.
ACCESS: litl.;/"'..;; III u)t),'-/-ett.
[J Provide two different routes of ingress/egress to the property entrance. The routes shall be paved, all-weather.
(] Provide an access roadway to each buildinR' for fire app8rat'~c;. Access roadway shall have an all-weather driving surface
of not less than 20-feet of unobstructed width.
Extend roadway to within Uo-feet of all portions of the exterior '..ails of all single-story buildings.
Extend roadway to within 50-feet of the exterior walls of all mul~lple-story buildings.
Provide "No PARKING" signs whenever parking of vehicle!> would possibly reduce the clearance of access roadways to less
than the required width. Signs are to read "FIRE LANE - NO PARKING" (All caps). "M.C. Sec. 15.16".
{l Dead-end streets shall not exceed 50o-feet in length and shall have a minimum 35-foot radius turnaround.
[Y The names of any new streets (public or private) shall be submitted to the Fire Department for approval.
s;m/
~ All access roads and streets are to be con!>tructed and usable prior to combustible construction.
[J Private fire hydrants shall be installed to protect each building located more than ISO-feet from the curb line. No fire hydrant
should be within 40-feet of any exterior wall. The hydrants shall be Wet Barrel type, with one 2i-inch and one 4-inch ouUet,
and approved by the Fire Department. Fire hydrants are to be protected from damage by providing suitable traffic barriers.
The area around the fire hydrant shall be designated as a "NO PARKING" zone by painting an 8-inch wide, red stripe for 15-feet
ho each direction in front of the hydrant in such a manner that it will not be blocked by parked vehicles. Suitable "NO
ARKING" signs are required.
( Public fire hydrants shall be provided along streets at 300-feet intervals for cO!':lmercial and multi-residential areas and at
500-feet intervals for residential areas. Installation shall conform to City specifieations and be installed prior to combustible
construction or storage.
BUu1iING:
(i,;(--The address of the structure, in six inch numerals. shall be installed on the building or in other approved location in such a
manner as to be visible from the frontage street. The color of the numbers shall contrast with color of the background.
Identify each gas and electric meter with the number of the unit which it services.
Fire extinguishers must be installed prior to the building being occupied. The minimum rating for any fire extinguisher is
2A 10 a/c. :'wtinimum distribution of fire extinguishers must be such that no interior part of the building is over 75-feet travel
distance from a fire extinguisher.
(J All buildings, other than residential over 5,000 square feet, shall be provided with an automatic fire sprinkler system, designed
to NFPA standards.
Submit plans for the fire protection system to the Fire Department prior to beginning construction on the system.
Tenant improvements in all sprinklered buildings are to be Il~proved by the Fire Department prior to construction.
Provide an automatic fire alarm (required throughout). Plan must be approved by the Fire Department, prior to installation.
Fire Department connection to (sprinkler system/standpipe system) shall be required at curb Hne.
d..f I.
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81
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NOTE: The applicant must request, in writing, any change in these '" other requirements.
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FPB 170 7/89
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~()sernardino City Water Departme,O
STANDARD REQUIREMENTS
R,,"_ofPl'""~4 ~~. tA~6t D'~
Location: J IE? r' ~opR "1-1:- ~ J..-t . v{ ~~...., l..q:_J:~i/E Approved:
Type of Construction: 1eJ ~I~"" C. fT.>...'1'l \ \ ~ ~S.I . t~ U?]S.Denied:
Owner/Developer::tJ~ ~ U ~... .~.....Lo. I ~ 1:fu~ Continued:
ENGINEERING:
Name: ~LL..-I~
WI l..-01 A-YY\. 'So
Date:
+ )~'-f}qJ
/
84
85
C P.S.1.
~.,I
.ji{..Size of Main Adjacent to the Project I v L:I
o Pressure Regulator Required on Customer's Side on the Meter.
)&. Off-site Water Fac~liti~S Reqyired to Meet Peak Flow Demand.
Jl. Comments: ~lbTo I;.)A-r082- L..I~ G.1D ~1 /i'1t6 /lJ.-r~ ~;;-~J-i. oF
f'~.A.A '4-1~~I~ .
C Subject to the Rules & Regulations of the Water Department in effect atthe time of Application for Water Service.
:::::: This Area is Serviced by East Valley Water District and All Fees/Conditions will be Determined by their
Engineering Department.
83
WATER QUALITY CONTROL DEPARTMENT:
Name: J~tb-I f-/o;.1G
Date:
~);x.;/1)
,
; R.P.P. Backflow Device Required at Service Connection.
Double Check Backflow Device Required at Service Connection.
Air Gap Required at Service Connection.
No Backflow Device Required.
ENVIRONMENTAL CONTROL OFFICER: Name::r;;-~ ~t-I
Industrial Waste Permit Required by Environmental Control Officer.
Grease Trap Required by Environmental Control Officer.
Pre-treatment Required by Environmental Control Officer.
No Regenerative Water Softeners May be Installed Without Prior Approval.
" Approved by Environmental Control Officer.
Name: #1c.....-7fk:;f1~
Date:
~/J?~/q/
SEWER CAPACITY INFORMATION:
Date: 1;hf"!9?
., ~
No Sewer Capacity Fee Applicable at This Time.
Sewer Capacity Fee Must Be Paid to the City Water Department for the Amount of Gallons Per
Day. Equivalent Dwelling Units:
Subject to Recalculation of Fee Prior to the Issuance of Building Permit.
Proof of Payment Must be Subminedtothe Building & Safety Department Priorto Issuance of the Building Permit.
Breakdown of Estimated Gallons Per Day:
.A (/'1 c.,crS
.
'216 13-90)
WATR-3.04
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CE"T"l\l~"'TIHG5UlYICE:.
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CITY OF SAN IBERNARDINO
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DEPARTtlENTS OF
PAUS. RECREATION AND coMMUNITY SERVICES
PLANNING DEPARTHENT
PROCEDURE
AND
POLICY
I'OR
LANDSCAPING AND IRJlIGATION
MULTI UNIT
COMMERCIAL
INDUSTRIAL
January, 1988
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Table of Contents
1. Purpose
11. SUblllitUb
A. NUlllber of Plans and Submittal Procedures
B. Landscape Plans
C. Irri&ation Plans
Ill. Landscape Areas
A. Maintenance of Landscaped Areas
B. Planter Areas
C. Interior Planter Areas
D. Irri&ation
E. Setback Areas
F. Slope
G. Ground Cover and Beddin& Material
H. Erosion Control
1. Weed Control
IV. Plant Hateri81s
A.
B.
C.
Plant List and
Street Trees
Plant Material
Climatic Conditions
.
V. Inspection
A. Irri&ation System
B. Landscapin&
VI. Otber llequiremenU
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o CITY OF SAN IERNAlUlINO 0
REQUIREMENTS FOR SUB~JTTAL AND APPROVAL OF
LA~DSCAPE AND IRRICATION PLAKS:
J. PURPOSE
The intent and purpose of these guidelines is to provide:
1. Guidance in the required submittal of landscape and irrigation
plens.
2. Guidance in meeting street tree requirements.
3. Guidance in selection of plant material.
/j. Guidance in what the: pIens (hndscape and irri&lition) shan 1:110"'.
11. SUBMITTALS
A. tnmBER OF PLANS AND SUBMITTAL PROCEDURE
~K. Ei> copies each of landscape and irrigation plans shall be sub-
mitted to the Public Works/Engineering Department along with payment
of the appropriate Landscape Plan Review Fee.
B. LANDSCAPE PLANS
1. Shall be drawn by one of the following:
A. A registered landscape architect.
B. A licensed landscape contractor who installs the actual
landscape.
C. A nursery.
D. The owner.
NOTE: The name, address, telephone number, along witb signature of the
person(s) who do tbe design shall be on tbe plans. Registered
landscape arcbitects and licensed landscape contractors aball
include tbeir registration numbers and/or license numbera.
2. Plans sball be legibly drawn to acale on paper no smaller tban
18" x 2/j" and no larger tban 24" x 36".
3. Plans shall show location of the property by vicinity map and
nearest cross streets and sive the property address or assessor'.
parcel number.
4. Plans shall show location of existinS and proposed utilities - above
~round and underground.
~. Plans shall show type of zoning, the scale, and nortberly directional
81'1'0"'.
6. Plans shall contain plant legends for all existing and proposed
plant material. The legend shall be as follows:
4;!
8.
9.
Plan. ahal~ow exiting and proposed Pl.ro~terial drawn to
acale at t~r ~ture .iee.
plans ahall contain landscape specificalions and details.
Plans sl1a11 sho'" all rCQuiU'd lendscape areu proll'cted horn
parkint areas with concret~ curbing.
Plans shall show the name, address, and telephone nu~ber of
property owner or developer.
7.
10.
C. IRRICATlOII PLANS
1. All required" "landscaping shall be provided wJlh an automatic
irrigation aystem.
2. Plans shall be submitted with, attached to, and the same siee as
landscape plans.
3. Plans shall address cons~rYalion of w.lfr and energy.
A. Co~ponents - low gallonage and low precipitation heads,
drip systems and other sub-surface techniques, mini jet
heads, moisture sensing devices, controllers with ability
of variable programming.
B. Efficiency - velocity shall be close as possible to 5 feet
per second. Plant ~terial with differenl water requirements
shall be on separate valves. Slopes shall be on separate
valves. System design shall eliminate costly, wasteful,
overthrow apd runoff.
,. Plans shall shol.':
A. StatiC P.S.I.
B. Service Hain - type, size and length.
C. Water Meter - location and size.
D. Approved Backflow Prevention Device - location and siee.
E. All locations of pipe, valves and heads, (includes emmitters, etc.)
5. Slopes required to be planted shall be provided with efficient and
water conserving irrigation systems.
NOTE: Actual water application rates shall be applied, as soil
absorption rates dictate. Over watering ahall be avoided.
6. All sprinklera shall be installed with approved swing jointa.
7. All above ground sprinklers shall be the pop up type, installed
flushed with the soil. Exposed sprinklers on risers above ground
are acceptable in limited areas with "bubbler" type sprinklers
and do not border sidewalks, walkways, or areas subject to
pedestrian traffic.
8. Separate water meter for landscape irrigation is optional at o~~ers
request and expens~.
~OTE: ~~~r must notify the Water Department.
9. Plans shall contain installation specifications and details.
10. Plans shall contain irrigation leRends as follows:
EQUIPMENT
)'mhol I tlanufaelurcr t:od(:l , Il.: ser i rt i on I\.:>ule Radius CNI I rSl!
i , I : I
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PJPE
1')'p"
Clan
Schedule
Note: Pipe sizing, (size) shall also be shown at each section of
pipe, (mains and laterals).
VALVE CKART
\'alve Valve Size GYM
II 2~" 43
f2 1~" 27
ETC. ETC. ETC.
Total II \'alveE Total GPH
Note: All valves shall be numbered.
FRJCTIO~ (PSJ LOSS)
" " Water Meter
Backflow Device
Elevation Changes
Pipe
Valves, Fittings, Miscellaneous
Total PSI Loss
Original PSI (static)
Less Total PSI Loss
PSI
PSI
PSI
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PSI
PSI
PSI
PSI
PSI
Equala
Minimum to Farthest HD PSI
11 1. LAA'DSCAPE AREAS
A. MAINTENANCE OF LANDSCAPED AREAS
Tne u~intenance of landscaped areas and graded slopes shall be the
responsibility of the developer until the transfer to individual
o..-nership.
B. PLASTER AREAS
All required landscaping shall be protected by an enclosed concrete
curbing.
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INTERIOR SITE r: OlllC AREAS
Interior planting 5hall be required and ~~intai~ equal to at lea5t
10 percent of the opcn surfaced porking arca excluding the area of
1andr.cllping strip required in the hont yard setback area and 51,a11
include at least onC tree for every five spaces or ~jor fraction
thereof. Measure~ent' 5hall be computed from the inside or peri~eter
wal15 or .etbllck lines.
D.
IRR1CATION
All required landscaping shall be prOVided with auto~tic 5prinkler
facilities which 5hall be ~aintained in an operative condition.
Utilize only reduced pres5ure (rp) devi5e5 or double check valve
asseo,bly. 1'0 atmospheric v;;.:cuu~. LJl:;,kErf- aTE pcrdltc~.
E. SETBACK AREAS
All required setbacks abutting a public right-of-way 5hall be land-
scaped (except for \o'alks and drive,,'ays which bisl'ct or encroach op"n
the required landscape area). The required setbacks shall be land-
scaped with trees, shrubs, and groundcover. Landscaped earth berms
shall be erected and maintained within the setback along the above
indicated property line. Bermed areas shall have a ~imum of 3:1
slope and be planted,with a tall fescue type turf grass. or other
approved landscaping..
F. CROIJt'D COVER AND BEDDINC MATERIAL
Gravel and decorative rock are not appropriate materials to be used
as ground cover or bedding material and will be considered hardscape.
G. SLOPES
1. To protect again5t damage by erosion and negative visual impact,
surfaces of all cut slopes more than five feet in height and fill
slopes more than three feet in height shall be protected by land-
scaping. Slopes exceeding l~ feet in vertical height shall also
be landscaped with shrubs, spaced at not to exceed twenty (20)
feet on cetners; or a combination of shrubs and trees as cover
plant5. Plant material selected and planting method used shall be
suitable for the soil and climatic condition5 of the aite. Public
Works/Engineerin~ \o'ill also approve these.
2. Plant sizes shall be as follows:
A. Trees 20;' - 21," box
60~ - 15 gallon
20r< - 5 l!allon
1\. Shrubs 20'- - ~ (!.a11on
8(1~. - ) F,l1on
C. Groundcover 100, - coverage \o'hen ~ture or 12" o.c.
.
3. Th~ .ainten~ of graded 510pes and land6t~d areas ahall be
th~ ruponaMUty of the dl've1oper until tllooftrander to individual
o\."TIenhip.
~. All grad1nr and draina~l' fecilitles, includlnr crosion control
plantinG of greded 510pe&, shall be d~nl' ln accordance yith ·
gredinG pl.n .pproved by the City EnGineer. A,gredinG permit
sh.ll be obteined prior to any gr.ding beinG done.
H. EROSJO~ CONTROL
All gredinG .nd drainagt facilities, includinG erosion control plantinr
of graded slopes, sh811 be done in accordance vith . gradinG pl8n 8rproved
by the City EnGineer. A gredinE permit shall be obtained prior to any
~ra~inG brinf d~nc.
1. "'LED COl;TROl.
pre-e.ergence control, post-emergence control and cultural control of
weeds ~~ll be addressed in the landscape specifications.
JV. PLA!\! Y.ATERIAlS
A. Cl.lMATJC CO~DITJONS AND PLANT 1.JSTS
Due to the hot and dry climate of San Bernardino, drought and heat
tolerant material may be used upon prior 8pproval.
B. STREET TREES
Street trees shall be required. Tree varieties 8nd exact location
viII be determined by the Director of tbe Parks, Recreation and
Community Services Department or bis/her designee. The Parks, Rec-
reation and Community Services Department sball mark locations and
inspect plant material on site, prior to planting. 'Sidewalks, curb
and gutter, must be clean of debris prior to marking. A 24 bour
notice i8 required for inspection. (see attacbed specifications for
Street Tree planting and Street Tree list). The size of the Street
Trees sb.ll be: _ All 24 lncb box specimans,
The 24 lncb box trees sball be planted as street
trees within tbe public parkY8Y or City property.
C. PLANT MATERIAL
Landscaped areas shall have plant material selected and planting methods
used which are suitable for the soil and climatic conditions of the
site. Sizes of the plant materials shall conform to the followinG
mix:
Trees 20~. 210" box; 50~. 15 (:allon; 30~. 5 (:a11on
ShTUbf 20~. 5 (:8110n; 60:. I rallor.
Groundcover 100~ coveraGE
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V. INSPECTlON
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A. IRRIGATlO!; S\'5TD:
1. InsrectionF shall be perform~d by a Park and Recreation Department
representative at the following:
A. Pressure test of irrigation main line (150 PSU for 2 hours)
B.' CoverBlll' tE'st and Unal acceptance.
2. Do not allo~ or causE' the abov~ items to bE' covE'red up, until it
has bE'en inspected and approvE'd by a Park DepartmE'nt representativE'.
A ~S hour notice shall be given prior to snticipated inspections.
B. LA!\DS(;/,rll;~
I. Inspections shall be pE'rformE'd by a Park and Recreation Department
representative at the following:
A. Uron ComrlE'tion of finished grad~, so11 preparation and Unal
ra~;e out.
B. ~~en trees and shrubs are spotted for planting, with one
example of planting hole for trees and one for shrubs.
C. Final inspection ~hen planting and all other specified work
has been completed.
2. A ~e hour notice shall be given prior to anticipated inspections.
VI. OTHER REQUIREMENTS
A. Notify Parks, Recreation and Community Services Department of commence-
ment of landscaping. Give anticipated time line (start to finish).
B. All landscaping, irrigation and street trees shall be installed and
maintained in accordance with City of San Bernardino Municipal Codes,
ordinances and atandard requirements.
C. Haterial requirement for all plant material shall be number one (1)
srade of the California Nursery Industry Certificate aa issued by the
Asricultural Commissioner of the County of origin.
D. All landscape material, irrigation equipment, irrigation components
and ~orkrnanship shall be guaranteed for a period of not less than
one (I) year from datE' of final approval by the Director of Parks,
Recreation and CO,,"7.unity Services or his/her dE'signE'e. The conditions
of the ~u8rantee will be to insure, but not limited to all plant
material being in healthy condition and frE'E' fro~ abnormal conditions
which may have occurred during or after planting, such as defoliation
or &tructur~ dieback.
E. ASS[SS~[!\T DISTRICTS
C(I:;:;,n Hot CIT\' )';.!:I:~, Rrc;: F_:.1J 0:. A"l' C:O:.:.':.':;ln S[,,\"JCE~ IlEr,\liTl':l!;T 101\
}.~~r~~~~r':l T']!"';~.J(1'~ L;"!:j'I~Ti..l'! l:r,}~'].:r"~i::';~. ,'ll.; 01!:!:.~ lJ[~:~ O~~ A~~:.~.t-
:'.:. :~:.;.....; .::... !': :.':::( ....~:.:.... :~.:':;1:...
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eI'lY CE' S1\N BEIlNARDINO
OEPARIMENl'S CE'
PARKS, RB:RFATI~ AND CXI+INI'lY SERlTICES
PLANNING DEPARlMENl'
~ ~"JRE
.AND
l'OLICY
FOR
UlNI)SCAPlNG AND IRRIGATI~
ASSESSMENT DISTRICTS
Jl\NUAl'<<, 1988
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ASSESSMENT 9mC'l'S - IRRIG.\TI~ , ~
IJlRIG.\TI~
1. separate water meter for the ixTigation shall be required.
2. separate electric meter for the ixTigation controllers shall be required.
3. Valcx:lI'IIII M.P.C. controllers, with water miser feature, shall be used.
Said controllers shall be enclosed in a "La Max" enclosure fran the
Valcon Calpany.
4. "Rain QJard" units fran the Hydro Visor CaTpany shall be installed at
each controller.
5. Valcon Hi-FlcM series, remXe control valves, in Bl'Ylle pattern shall be
used.
.
6. All ixTigation sprinklers in planter areas and small turf areas shall
be Rain Bird 1800 series with M.P.R., B-12 nozzles Co-H-F).
7. All ixTigation sprinklers in nedi.un areas shall be Toro, 9Jper -,00 C.
8. All ixTigation sprinklers in large turf areas shall be 'lllatpson heads
with ru};ber COlTers.
9. All sprinklers used shall be "pqHJP" type.
10. All ixTigation sprinklers shall be on triple swing joints.
11. All pipe 2" and larger shall be class 315 P.V.C., all pipe lis" and
!lnaller shall be P.V.C. sch. 40.
12. Rain Bi.xd 3/4" quick ClOlIPler valves shall be installed every 100'
in round plastic valve boxes.
IJINDOCAPE
1. Specific infocnation on street treeS and plant material will depend on
project locati.cn. Contact City Parlts Division for further infomation.
2. Mi.ninun plant sizes shall be as follows:
TreeS:
A. Open recreation areas - 24" box
B. Street trees - All 24" box -
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Shrubs:
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A. Even calt:>inatioo of 15 gallon and 5 gallon sizes
Turfgrass:
A. Setback areas shall be sod
B. Open recreation areas shall be hydroSeeCle"
.4.
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Gro\lndoaIIe1"z
A. Intent shall be total caver.lge at maturity
oorEz Intent and purpose of said plant sizes are to cmplete a dense and
mature appearing landscape. .
3. A catplete soil test with JOt:UoAlI.o::tIdations shall be requiIed. San'ple
results and ~tions shall be on the landl;capE! plans and shall
be adhered to. 'lbree (3) copies of said sanple reports shall be
provided with the final landscape plans.
4. Setback areas shall be benned not to exceed 3: 1 slqe. Said beDnin:J
shall be oont:irtuoos in shape and foxm.
5. Planter areas shall be a mininun of four feet (4') wide.
6. Concrete curbing' shall enclose all planter areas.
7. 6" concrete nowstrips shall separate all turf areas fran shrub areas.
8. 6" cxmcrete IlOWStrips shall separate a5sessnent district fran private
landscaping' .
cmtER
1. '!he foll~ infoxmation shall be listed in the sheet index and shall
be referenced in the plans on a separate sheet.
A. City of San Bernardin:> irrigation section for Assessnent Districts.
B. City of San Bernardin:> Assessnent Districts Maintenanee Period.
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All areas lariIscaped by the contractor under this project shall be maintained
by him for a period of not less than one (1) year fran the date of written
acceptance for start of maintenanee, (365 days).
A. Start of MaintenaneePeriod
1. Maintenanee period shall not start Wltil all elements of the project
are OCJlpleted in accordance with the contract doc\m!nts. Projects
will not be sec;JllElIlted into phases.
2. Power to renote oontrollers shall be established orior to the
beginni.1Y3 of the maintenance period. -
3. '!be maintenanee period for the job shall not begin Wlti1 after the
first In::lWIDJ of the turf area. New turf shall not be JlV:lWlld Wltil
attaining a mininun height of l~ inches. !obi at l~ ind1 height
usi.n3' a rotary ~r equiwed with a p~ly sharpened blade.
Notify the Parks Division representative 24 hours prior to this
In::lWIDJ, We will make an inspection.
4. Written acceptance of the landscape architect and the City I!I.lSt be
obtained prior to the beginning of the maintenance period. Said
letters shall be given to the Parks Division and shall be on file.
5. If the project maintenance fails to continuously meet standards
required for start of maintenance, the maintenance period will be
suspended and will not continue Wltil contractor has oorrected all
deficiencies.
6. Contractor shall post a bond or cash in the llIItlUIlt agreed upon with
the ED;Jineeri.n3' Divisioo/Subdivisions. Said lI'DI'lies are to guarantee
the repair or replacement of any deficiencies in the irrigation,
landscape and hard surfaces at the end of the one (1) year (365 days)
miantenanoe period.
7. Contractor shall sul::mi.t OCJlpleted as-b.1ilt drawings which shall be
in the fom of one (1) mylar Lqu:oc1ucible and bIo (2) blue line
copies. Actual sul::mi.ttal shall be made to the City's representative.
Said drawin;Js shall enocmpass all irrigation, landscape and hard
surfaces.
8. Parks Division representative shall be the sole decidi.n3' party, regardi.n3'
all acoeptance items, for start of maintenanee period.
B. Durinq Maintenanee Period
1. COntractor and/or designee shall contact City's representative on
the first M:mday of each nonth duri.n3' the one (1) year (365 days)
maintenance period. COntact shall be by telephone or other means
if pre-arranged. Purpose of contact is to review the status of the
I
. ~ Wi
project, ~ district portions only) OXt 1Iha11 also be
the responsibility of the ccnt:tllctor ariJ/or desi~ to leave a
b.1siness address and telepxme runber with the City's representative.
2. DJring the maintenanCE! period provide all watering, weeding, fertiliz-
ing, cultivating and spraying necessary to keep the plants and turf
in a healthy gro.ri.ng condition and to keep the planted areas neat,
edged and attractive. All trees and shrubs shall be pinched and
pruned as necessary to encourage new growth and to eliminate rank
sucker grtMth. . Old wilted flowers and dead foliage shall be
imnediately pinched or cut off. D:> no major tree pruning without
proper approval of the City.
3. After planti.B3 and during the maintenanCe period, in the event
that trees exhibit iron chlorosis synptans, apply FE 138 Geigy
or equivalent at manufacturer's r........lIlo=lided rates.
4. DJring the maintenanCE! period, should the awearanoe of any plant
in:licate weakness, that plant shall be replaced iIrnediately with a
new healthy plant. At the end of the maintenanCE! period, all plant
materials shall be in a healthy, growing condition and spaced as
in:licated on the plans.
5. Lawns shall be rotary mowed at a l~ inch cut, mininun weekly.
Trimning and edging shall be done in "new" days.
6. D:lmage to planting areas shall be repaired imnecli.ately and throughout
the maintenance period.
7. Any planting areas that do not slnI a prarpt establisbnent of plant
material shall be replanted at lo-day interVals until ac:oepted by
the City's representative.
,
8. Miscellaneous Maintenance Items:
A. Depressions caused by vehicles, bicycles or foot traffic shall
be filled and leveled. Replant &naged areas.
B. ElCteIl1li.nate gophers, squirrels and noles, and repair damage as above.
C. '!he postplant fertilizing will consist primarily of a nitrogen
only fertilizer program. Beginnin:J approximately 30 days after
plant.in:3, aII1IDJ1iml sulfate shall be applied at the rate of 5 pooros
per 1,000 square feet on a monthly basis.
D. Irrigation shall considere soil, exposure, day and night ten{lera-
tures and sprinkler output. conservation of water is a IlL1St.
9. Debris and trash shall be renoved fran the site weekly at a mininun.
10. 'lhroughout the maintenance period, all plants shall be maintained in
a d5 -l!~"" and pest free condition. A licensed pest control operator
shall be reatined by the contractor to awly all pesticides. Pesticide
I.........lllendations shall be made by a licensed pest control advisor.
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C.. Ehd of Ma~
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1. On OCIlPletion of the ale (1) year (365 days) maint.enanoe period
the City's representative will inspect the project. Notify the
City's representative 24 boors prior to said inspection. '!he
contractor ariJ/or designee shall be present during inspection.
2. ConfiDnation that the City has received all sul:rnittals and turn-
over itsns shall be made.
3. Deficiencies noted during the inspection shall extend the maintenance
period until all are (X)rrected.
4. City's representative shall be the sole deciding party regarding
all eOO. of maintenanee items.
5. End of maintenance period shall oocur only on written acoept:anoe by
the City. Said letter shall be on file in the Parks, Recreation
and camuni.ty SeIvices Department.
6. 'Jhe Parks Division shall notify the Engineering Department/SUbdivision
in writiBj of said acoeptance of project for bond/cash release.
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Parks,
o
city of
Recreation and
San Bernardino 0
community services Department
Residential Requirements
Front Yard Packaqe
A. Irriqation System: (Per Front Yard)
Automatic Irrigation Controller
to have enough stations for
possible back yard irrigation).
Electric Valves with anti-siphon devices
(unit must be able
future hook up of
Pop-Up Type Irrigation Heads (Turf and Shrub areas)
B. LandscaDe: (Per Front Yard)
1-15 gallon tree (double-staked - 4 cinch ties or 4
wonder ties).
C.
Turf (no more than 75' of area) - drought tolerant type
species. Sod or hydro-seeded.
.
D. Shrub and Planter Area (not l..s than 25' of area)
70' - 1 gallon shrubs
30' - 5 gallon shrubs
Groundcover in planter area under shrubs - 100' coverage
when mature or 8" o.C.
. NOTE: Shrubs not to exceed aore than 5 feet apart.
E. polyethylene Bed Divider or Concrete Mow StriD to
separate all turf and planter areas. Type of aatarials
allowed: 6" concrete aowstrips, concrete curbmaker,
Black Diamond (or equal)/polyethylene bed divider.
.
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'"CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT
Attachment
liE I!
INITIAL STUDY
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Initial Study tor Environmental Impacts
for
TENTATIVE TRACT NO. 14352
PROJECT DESCRIPTION and LOCATION
To construct 69 sinqle family residential lots on a 25.9
acre site which is located at the northeast corner of
Palm Avenue and Verdemont Drive in the RL. Residential
Low, General Plan land use desiqnation.
April 15. 1991
Prepared for:
Mr. & Mrs. Donald Huber
4671 Webb Canyon Road
Claremont, CA 91711
Prepared by:
Patti Nahill
Associate Planner
City of San Bernardino
Planninq and Buildlnq Services Department
300 North "D" Street
San Bernardino. CA 92418
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PLAN-l.07 PAGE 1 OF 1 14-10)
CITY elf- MtII .......,
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CITY OF SAN BERNARDINO PLANNING,AND BUILDING SERVICES DEPARTMENT
ENVIRONMENTAL IMPACT CHECKLIST
""'III
A. BACKGROUND
Application Number: TE:IJiillc1/ V E. T~c1 NO. 111'3 52-
ProjectOesc~ion: 10 ~.telDI\J'D€.. 2.'5. 'l ~ INTO lJ'I ~
Fo~ ~"-6I-E: r1'\Miu ,~es.IDElJCE.$
Location: NOPittlE.A.~ CClP;tJEe OF ;PAi.-M AV€IJI.A..E AND
\!E.PlDtMOtJI" DRiVF:':..
Environmental Constraints Areas: ALQUI<5r-p~OLD J Ht6tH WiNn,. ~IOLOGrICAL-
~;U~'C:-"'" tvWJA€1EMOv~ ov€UAt1. €tFl6ENeE'"'.{ za.e:. U6",
HIC::1+~ 1""1RC-, APf.:.tlAEO(..QGlI'-At- ~lA~ AFEA .
General Plan Designation: n L . RE:::5l D~A L. j CJ\A/
Zoning Designation:
B. ENVIRONMENTAL IMPACTS Explain answers, where appropriate, on a separate attached sheet.
1. EIIrth Re80Un:eS Win the proposal resu~ in:
a. Earth movement (cut and/or fill) of 10,000 cubic
yards or more?
b. Development sndIor greding on a slope greater
than 15% natural grede?
c. Development within the Alquist-Priolo Special
Studies Zone .. defined in Section 12.0 - Geologic
& Seismic, Figure 47, of the City's General Plan?
d. ModKication of any unique geologic or physical
feature?
e. Development ~hin areas defined for high potential for
water or wind erosion.. identKied in Section 12.0-
Geologic & Seismic, Figure 53, of the City's General
Plan?
x.
f. ModKication of a channel, creek or river?
x
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P\.AN-I.Dll PAGE 1 OF _ (11,101
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b. Development of new or expension of existing industrial, Ves No Maybe
commert:ial or other uses which generate noise levels on
areas containing housing, schools, hea~h care facilhies
or other ..ns"ive us.. above an Ldn of 65 dB(A) exterior X
or an Ldn of 45 dB(A) interior?
c. Other? X
6. und U..: Will the propOsal resu~ in:
a. A change in the land use as designated on the )(
General Plan?
b. Development whhin an Airport District as identHied in the
Air Installation Compatible U.. Zone (AICUZ) Report and x:
the und Use Zoning District Map?
c. Development whhin Foothill Fire Zones A & B, or C as X
identifl8d on the und U.. Zoning District Map?
d. Other? X
7. 118n-Made HuIIrds: Will the project:
a. U.., store, transport or dispose of hazardous or
toxic materials (including but not Iim"ed to oil, )(
pesticides, chemicals or radiation)?
b. Involve the release of hazardous substsnces? X
c. Expose people to the potentisl health/safety hazards? X
d. Other? taJlI..'5 CAM4CfJ 2M'ArrU~ X
8. Housing: Will the proposal:
a. Remove existing housing or create a demand X'
for add"ional housing?
b. Other? ~
8. TrMaportatlon I CIrculation: Could the proposal, in
comparison whh the Circulation Plan as identHied in Section
6.0 . Circulation of the Chy's General Plan, resuK in:
a. An increase in tralfic that is greater than the land x:
use designated on lha G_ral Plan?
b. U.. of existing, or demand for new, perking
facilities/structures? X'
c. Impact upon existing public transportation systems? )(
d. Alteration of present patterns of circulation? X
e. Impact to rail or air traffic? )(
f. Increased safety hazards to vehicles, bicyclists or X
pedestrians?
g. A disjointed pattem of roadway improvements? X
h. SignHicant increase in traffic volumes on the roadways K
or intersections?
i. Other? )(
llllftll:.~ Pl.AN-tJlI PAGE 3 OF _ (11.10)
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10. Public Serv'-: Will the proposal impact the following Yes No Maybe
beyond the capability to provide adequate levels of service?
a. Fire protection? )(
b. Police protection? X
c. Schools (i.e., attendance, boundaries, overload, etc.)? )(
d. Parks or other recreational facilities? X
e. Medical aid? X
f. Solid Waate? )('
g. Other? E2';11. E."51"f2, IAN mAl L- x
11. Utllltlea: Will the proposal:
a. Impact thelollowing beyond the capability to
provide adequate levels of service or require the
constNction of new facilities?
1. Natural gas? X
2. Electricity? X
3. Water? )(
4. Sewer? ~
5. Other? )(
b. Resuit in a disjointed pattem of utility extensions? )(
c. Require the constNction of new facilities? X
12. Aeathetlea:
a. Could the proposal resuit in the obslNclion of any X
scenic view?
b. Will the visual impact of the project be detrimental X'
to the surrounding area?
c. Other? X
13. cunurIll Raaourcaa: Could the proposal resuit in:
a. The deration or destNclion of a prehistoric or
historic archaeological site by developrnent within an
archaeological ..nsltive area as identified in Section )(
3.0 - Historical, Figure 8, of the City's General Plan?
b. Aileration or destruction of a historical site, stNclure
or object as listed in the City's HistDric Resources X.
Reconnaissance Survey?
c. Other? )(
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PlJlN.I.08 PAIlUOF _ (l1.al1l
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14. Mandatory Flndlnga 01 Slgnlllcllnce (Section 15065)
The California Environmental Quality Ad. states that W any 01 the lollowing can be answered yes or
maybe. the project may have a signWicant eIIect on the environment and an Environmental Impact
Report shall be prepared.
Yes
No
Maybe
a. Does the project hllvethe potential to degrade the
quality of the environment, substantially reduce the
hllbitBt of a lish or wildlWe species, cause a fish or
wildl.e population to drop below sell sustaining levels,
threalen to elimlnale a plant or animal oommunity,
reduca the number or restrict the range of a rare or
endangered plant or animal or eliminate important
examples of the major periods of Califomia history
or prehistory?
b. Does the project have the potential to achieve short-
term, to the disadvantage of long-term. environmental
goals? (A short-term impact on the environment is one
which occurs in a relalively briel, defin~ive period
of time while long-term impacts will endure well into
1he luture.)
x
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c. Does the project have impacts which are Individually
lim~ad, but cumuletively considerable? (A project may
Impact on two or more seperate resoun:es where the
impact on each resource is relatively small. but where
the effact of the total of those Impacts on the
environment is signHicant)
d. Does the project have environmental effects which will
cause substantial adverse effacts on human beings.
e~her directly or indirectly?
)(
X'
C. DISCUSSION OF ENVIRONMENTAL EVALUATION AND MITIGATION MEASURES
(Allach sheets as n_ry.)
"5EE- A~ ~EET~
=a.~.~L PlAN-UI PAGE5OF_ (11-10)
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C. DISCUSSION OF ENVIRONMENTAL EVALUATION AND MITIGATION MEASURES
1. EARTH RESOURCES
a. Preliminary calculations for Tentative Tract No. 14352,
indicate that approximately 88,552 cubic yards of cut and
approximately 73,183 cubic yards of fill will be necessary for
this project. The applicant expects to import approximately
4,025 cubic yards to achieve a balance on site. If the excess
fill material is imported to the site, the followino measures
shall be applicable:
* All slopes shall be 2:1 finished orade
* A truck haulino route shall be filed with and approved by
the City Public Services Department.
* Schedule of dates and times of export shall be approved
by the City Public Services Department.
* Compliance with City Codes in reoards to dust control and
noise attenuation shall be required.
c. The northeastern portion of Tentative Tract No. 14352 is
located within the Alquist-Priolo Special Studies Zone. A
oeotechnical study prepared for the proposed project by Gary
S. Rasmussen & Associates, Inc. in January, 1990. The report
included the fOllowino recommendations:
* A minimum setback of 50 feet, plus a 5 deoree
var iance for human occupancy structures from the
northern end of the subsurface fault investioation
trench as identified on their Enclosure 4 in said
report shall be established. The Alquist-Priolo
Special Study restricted use zone shall be shown on
the final oradino plans and on a Composite
Development Plan filed with the Final Map.
* A Richter maonitude 7.5 earthquake is expected
alono the San Andreas fault, which is located
approximately 400 feet northeast of the site;
therefore, human occupancy structures should be
desioned accordinoly.
* Positive drainaoe of the site should be provided,
and runoff should not be allowed to flow over
natural, cut or fill slopes in such a way as to
cause erosion.
* The final oradino plans for the site should be
reviewed and approved by an enoineerino oeolooist
prior to any oradino.
f. The project site is adjacent to the Bailey Creek. AlthouOh.
the developer's proposal does not indicate that it will
encroach within the limits of the Bailey Creek, the developer
shall exercise caution durino the oradino of the home sites
and the equestrian trail to avoid impactino the natural
resources located wi thin the creek' s boundaries. The developer
shall coordinate the development of the site and its potential
impacts to the Bailey Storm Drain Project with Public Works.
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2. AIR RESOURCES
c. The site is located in a high wind hazard area, Standard
Requirements and Conditions of Approval from the Planning and
Building Services Department pertaining to building exposure
and orientation, and building roof construction using 110 MPH
winds shall serve to reduce potential wind impacts to a level
of insignificance.
3. WATER RESOURCES
a. The nature of the project, 1. e. grading, construction of
homes, streets and driveways, may resul t in some environmental
impacts relating to absorption rates, drainage patterns and
the rate and amount of surface runoff due to the loss of
permeable surfaces. This surface runoff will be directed into
appropr iate public drainage facili ties. Engineer ing
Department Standard Requirements will reduce these potential
impacts.
e. The San Bernardino County Flood Control District has
identified the eastern portion of the site to be adjacent to
a natural drainage course out letting flows from Bailey Canyon.
The natural drainage course is not adequate to contain the
total flows from the canyon, and in the event of a major
storm, overflow can be expected. The Flood Insurance
Administration mapping for the area shows that a portion of
the site lying within and adjacent to the natural drainage
course as Zone "A", subject to 100 year overflow. Therefore,
in their opinion, portions of the site are subject to
infrequent flood hazards due to overflow. erosion, and debris
deposition from Bailey Canyon in the event of a major storm.
Portions of the site may be subject to excessive street flows
and accumulated drainage from the north. Further studies of
the project will be necessary prior to development with
respect to local and on-site drainage conditions.
4. BIOLOGICAL RESOURCES
a. The site is located in the Biological Resources Management
Overlay. A Biological Survey was prepared for the site by Joe
Gorman PhD Associates dated January 15, 1990. The report
concluded that no threatened, endangered, or sensitive species
of wildlife or vegetation were found and that none were
thought to be present on the subject property.
S. BOISE
a. Construction of the proposed project will temporarily increase
noise levels in the project area. In consideration of nearby
residential development, construction shall be limited to
weekdays between 7.00 AM and 10.00 PM. This shall serve to
reduce potential noise impacts to a level of insignificance.
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6. LAlID USE
c. The project site is located within Greenbelt Zone "B" as
identified in the Verdemont Area Plan, paqe 138 and as
identified in the City's General Plan. Project layout and
desiqn alonq with Conditions of Approval shall ensure
compliance with the Foothills Community Protective Greenbelt
proqram and the hiqh fire hazard zone standards to reduce the
'potential impacts to a level of insiqnificance.
7. MAlI MADE HAZARDS
d. The Devil's Canyon second afterbay project is located to the
east of the subject property and will utilize Verdemont Drive
to access their site. The increase in truck traffic alonq
Verdemont Drive durinq the construction of the second afterbay
is expected to be short-term. The developer of this tract
shall notify the purchaser at the time of purchase aqreement
and at the close of escrow of the afterbay project.
9. TRABSPORTArIOIl/CIRCULATIOIl
c. Tentative Tract No. 14352 proposes to utilize Palm Avenue as
its primary access. Palm Avenue is classified as a secondary
arterial from its junction with Interstate 215 north to Ohio
Avenue. It becomes a local continuous road north of Ohio
Avenue to the site as identified in the Verdemont Area Plan,
paqe 126. Secondary access will be from Verdemont Drive which
is classified as a local continuous street. The project as
proposed will not alter the present pattern of circulation
instead it will provide improvements to benefit the entire
surroundinq area.
h. Upon review, the City's Traffic Enqineer has determined that
the project does not meet the minimum criteria for a traffic
impact study. The additional trips from the proposed project
are not sufficient to cause a significant impact.
10. PUBLIC SERVICES
q. The developer is proposing to establish a 12-foot equestrian
trail lot along the boundary with the Bailey Creek. The trail
will connect with the Chestnut Creek Trail and the proposed
Muscupiabe-Rancho Line trail. Lot "A" will also include a
staqing area for horses at the northernmost tip of the subject
property.
13. CULTURAL RESOUCRES
a. The site lies within an archaeologically sensitive area. The
San Bernardino County Museum Archaeological Information Center
evaluated the proposed project site and determined that no
cultural resources are known to exist within or adjacent to
the project area and that the potential for the presence of
cultural resources within the project area is low. No further
studies were recommended.
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D. DETERMlNAnON
On the basis of this initial study,
c:aihe proposed project COULD NOT have a signnicant effect on the environment and a NEGATIVE DECLARA-
TION will be prepared.
D The proposed project could have a signnicant effect on the environment, atthough there will not be a signnicanl
effect in this case because the m~igalion measures described above have been added to the project. A
NEGATIVE DECLARATION-will be prepared.
D The proposed project MAY have a signnicant affect on the environment, and an ENVIRONMENTAL IMPACT
REPORT is required.
ENVIRONMENTAL REVIEW COMMITTEE
CITY OF SAN BERNARDINO, CALIFORNIA
::hfff</ f{IAI r~"u;y . /lAl~..Ah ~-16<
Name and Title '
JJ.L p(,.S~
S~ture
Date: -1- ;-5.7(
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PI.AN-I.DI PAGE_OF _ (11-10)
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Attachment UGH
II I
-CITY OF SAN BERNARDINO PLANNING
, AND BUILDING SERVICES DEPARTMENT CASE TT 14352
LOCATION HEARING DATE 8-6-91
AGENDA
ITEM #
8
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PL.AN-8.11 PAGE 1 OF 1 1+80)
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FAX TRANSMITTAL SHEEr
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IF YOU DID NOT RECEIVE ANY OF THE PAGES IN GOOD CONDITION.
PL.EASE CALL (714) 528.5100.
ft'lI MIE'RA<\! IS tNTlNOI'D rn.. 'H' U$I or '"' l'fON'IOUAl O"l"f'tl' TO MUCH.' ".oonrISl!\ AHO MAY COffTl'tN INFOfllMA'1OH 'HA'
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Rlle'lVl '14" CONr.tUHIC411OH PI '''ROfII.ftl..last NO"J'V tll tMUl01..'tLV IV In.r'''OIif~ AHO "[TUnN lIfl O'Ud'NA\. M!SOACS' TO UI At
'HI .IDYI Anntt(U VIA TNt U.S. POSTA" ","vlet. 'HAHIIt vOU.
501 N PIlleenllll Av/lnue . Fullerton. CA 92631 . Phonp. (7141 52R-5100 . FAX (714) 996.M
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MONNIG
DIVILO_MINT
September 13, 1991
The Honorable Robert Holcomb
City of San Bernardino
300 North "0" street
San Bernardino, CA 92418
ReI Request for Reimbursement of Construction Costs for the
Verde.ont Storm Drain
Tentative Tract 14352 and Others
Dear Mayor Holcomb:
As you may know, Tract 14352 has been appealed to the Council on
the September 16, 1991 agenda. Enclosed herewith i. a copy of our
letter of August 6, 1991 to the Planning Department to request the
City to impose a condition on Tract 14352 to require reimbursement
to Monnig Development, Inc. for its fair share of the cost of the
Verdemont Storm Drain.
The Verdemont Storm Drain is part of the Master Planned Storm Drain
System in the Verdemont area and was constructed by Monnig
Development, Inc. in connection with its Tracts 14260 and 14261.
The Verdemont Storm Drain was constructed at a cost in excess of
$225,000 and we paid $71,700 in drainage fees as well at time of
building permit.
Although both of the above MonnIg tracts benefit somewhat by
diversion of the water, along with all other downstream project.,
neither of the tracts acutally contribute to the current flow
throuqh the drain. The actual need for the storm drain will
increase as development takes place to the northwest and projects
connect to the drain. The size of the 54 inch Verdemont Storm
Drain was based on the future needs of the vacant property
northwest of Palm Avenue, some of which is now being developed.
with this in mind, I would like to request the Council's
consideration for reimbursement to Monnig Development, Inc.
through the conditioning of Tract 14352 and future tracts that will
be developinq north of Verdemont, connecting to the Verdemont Storm
Drain.
This recommendation would be applied through a "porportionate fair
share" method based on the amount of drainage contributed or other
reasonable method approved by the Department of Public Works.
501 N. Placentia Avenue. Fullerton. CA 92631 . Phone (714) 528.5100 . Fax (714) 996-5460
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DEVE60PMENT
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Hoborable Robert Holcomb
Verdemont Reimbursements
Septamber 13, 1991
paqe :2
-------------------------
As rou mar recall, we briefly discussed other siailar overaizinq
situations which could perhaps provided tor with a reimbursement
aqreement. We are currently working on a "draft" agreement
pertaining to the Bailey Cr.ek Channel.
I ~ould like to discuss either or both of theee issues at your
convenience in the near future.
Your consideration of this request is appreciated.
Very truly yours,
MONNIG DEVELOPMENT, IHC.
CJ.,l.;J;kY'- '-yft. AJ,)j.JJ.JL,
Charlyn ~. Archuleta
Project Coordinator
CMA/cc
Enclcsure
cc: Councilman Tom Minor
Roger Hardgrave, Director of Public Works
Al Bouhey, Director of Planning and Building Services
Daniel W. Holden, Executive Vice President, MOl
Haurice J. Monnig, President, MDI
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. . ..PLANNINGCOMMISSION ..
UNAl'{Il\:IOUSLYAPPROvED: AUGUST 6,1991
,CI'l'Y COuNCIL MEETING
. SEPTEMBJj;R 16,19,91 -2:00 P.M.
. . Prep;lred by:
Joseph E.B(')nadiman & AssOci;ltes, Inc.
. Z50 So~th Lena Road. . . .
San BerilarWno,Califormli 92408
. (714) 885-3806
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BONADIMAN
ENGINEERS,
IN C.
C I V I.L
ENGINEERING
CON S U L TAN T S
September 11, 1991
270,1
L00018.T
Mr. Larry E. Reed
city of San Bernardino
.P1anning and Building Services
30.0 North "0" Street
San Be~ardino, California 92418
Re: (IN 905072), Tentative Tract 14352
Dear Mr. Reed,
This letter is in response to the "city of San Bernardino's Request
for council Action"; subject: appeal of approval of Tentative
Tract 14352; an action generated by Mr. william T. Kruger's letter
dated August 14, 1991.
As you are aware, the recommendation for approval of Tentative
Tract 14352 was made by staff and unanimously approved by the
Planning Commission.
I would like to address the following two remarks made by Mr.
Kruger at the Planning Commission meeting or in his letter:
. ' . i '
Remark '1: "Headlights hitting my house."
Mr. Kruger's house is approximately 170 feet from the centerline of
Palm Avenue. If an undiffused and unobstructed beam of light were
prolonged from the 12-foot driving lane of the proposed Huntington
Drive alignment it would shine approximately three (3) to four (4)
feet on the southerly edge of the easterly face of his house. (See
Exhibit "A") .
If this minimal light is of concern, then I would direct your
'attention to numerous cases of houses in theVerdemont area which
are setback 55 feet froin centerline at "T" intersections.
Attached are polaroid pictures, one of which is of the front of Mr.
Kruger's house taken at approximately the same position and
alignment as the proposed street. The remaining photos.are of some
of: the other houses in the same. area which.were approved and
constructed within similar parameters. .
ENG1NEEANG
"'S.U!NAIIl,SIJIlEA
PlANNING
SlJR'IEVINll
SOFTWARE SUI'I'CRT
MAIJNG AOOFt p.o. 'BOX 5852 . SAN BEIWWDNO.. CA 82412 .' (714' 885-3808 . FAX (714) 38101721
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Remark 12:
"To meet the needs of future development west of Palm
Avenue.".
This is an interesting remark since Mr. Kruger was given an
opportunity to participate. in the design layouts with Joseph E.
Bonadiman & Associates (Tentative Tract 14465, application now
withdrawn) and Sierra Engineering (Tentative Tract 15273, to be
withdrawn).. Mr; Kruger elected not to participate in the design
process. Both of these plans would have given Mr. Kruger the
option to subdivide his property into three (3) lots. Therefore,
it appears that he is not interested in developing his property and
this street location will not negatively impact his property.
It is our engineering experience that "T" intersections, rather
than 4-way intersections, are preferred in residential areas.
Exhibit B is a copy of a letter from Mr. David E. Mylnarski,
President of Sierra Engineering, stating that. "The design of the
subdivision does not create any conflicts with proposed
developments planned for the area i.e. T.T. 14687, 15263, 15273."
This information refutes the claim of the appellant and answers all
questions and concerns of the Planning Staff; therefore, we request
staff make the recommendation to the city council to "deny the
appeal and approve Tentative Tract 14352 subject to the findings of
fact, Conditions of Approval and Standard Requirements contained
within the Planning Commission Staf.f Report dated August 6, 1991."
Please inform me o.f the final position of the Planning Department
prior to the City Council meeting of September 16, 1991. .
Please have the enclosed photos. available for the City Council
meeting.
Sincerely,
Bonadiman Engineers, Inc.
..4~
A. Mapa1o,. L.S.
ice President, surveying
JMjdk
Enclosures
ENllINEEIIIIG PlANNINli lUIYEYlNO . SOFlWAIlE SU'fORI'
... S. lENA Ill. BIJTE A ......... ADOIt p.o. DOl( .... . .... llEflNAAClNO. CA ""2 . (714) __ . FNC (714' .....721
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ALIGNMENT
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EXHIBIT "D"
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September 11, 1991
SIERRA ENGINEERING
CIVIL ENGINEERS
LAND SURVEYORS
LAND PLANNERS
AIIlVl<;lllNlMl'ltollUJln'.INt"
city of San Bernardino
300 North D Street
San Bernardino, CA 92418
Subject: Tentative Tract 14352 (T.T. 14352)
Honorable Mayor and City Council:
It has come to our attention that an application for approval
of a subdivision (T.T. 14352) is being considered by the City
due to an appeal filed by an adjacent property owner.
It has been mentioned that the design of T.T. 14352 may be in
conflict with surrounding properties and cause a conflict
with proposed street patterns;
As engineers of record for special developments in the
Verdemont Area and specifically the three (3) subdivisions
north of Verdemont Avenue on the west side of Palm Avenue
(T.T. 14687, 15263, 15273) we are very familiar with future
development patterns throughout the area.
We have reviewed the proposed subdivision designed by
Bonadiman & Associates and offer the following information
for your consideration:
1.
The subdivision is
Development Code and
Act.
consistent with the City's
requirements of the State Map
2. The design of the street system for the subdivision
incorporates well into the existing street patterns
established by existing subdivisions adjacent to
this development.
3.
The design of the subdivision does
conflicts with proposed developments
area i.e. T.T. 14687, 15263, 15273.
not create any
planned for the
25864 BUSINESS CENTER DRIVE, SUITE F
REDlANDS, CA 92374
(714) 799-8080' FAX (714) 799-8070
,
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September 11, 1991
City of San Bernardino
Page 2
In closing, it would be our recommendation that the city
uphold the action of the Planning Commission and allow for
the development of T.T. 14352 as currently designed.
A representative from our office will be attending the
hearing on 9-16-91 should you desire any further
clarification of the information contained herein or to
address any further questions you may have regarding this
matter.
Very Truly Yours,
PROJECT 2000, INC./
SIERRA ENGINEERING
Wt
DAVID E. MLYNARSKI
PRESIDENT
DEM: sh
fn:bonad
cc: Al Boughey, Director of Development services
.
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HAMILTON & ASSOCIATES CONSULTING
11165 Mountain View Ave., Suite 143
Lorna Linda. California 92354
(714) 796-5688, 796-3750 FAX
hub2-11
,
October 17, 1991
Mr. Tom Minor, Councilman, Fifth Ward
city of San Bernardino
300 North "0" Street
San Bernardino, CA 92418
Dear councilman Minor:
Thank you for your time to discuss with us the problem of the
street realignment on our Tentative Tract #14352, on October 9. I
hope that it is apparent to you that we have all along been
sensitive to the local residents and any impact our project might
bring. It is our desire to present a development plan that is
orderly and beneficial to the City of San Bernardino.
As a result of our meeting, the issue of Monnig Development being
reimbursement for a "fair share" of the cost of storm drains is a
real concern to us. This letter is intended to provide you our
follow up on this matter.
Bonadiman Engineering, under our request and expense, prepared an
additional hydrology analyses encompassing Monnig's development
and our tentative tract. The conclusion of this report showed
that Monnig's storm drains were not effectively oversized. Monnig
was required by the development codes to install sufficient sizing
on these storm drains for their own benefit. The storm drains as
installed represent a "limited benefit" at best. A copy of this
report is provided for your convenience.
Our question is, "What fair share, if any, should be assessed"?
We acknowledge that some benefit could be equated to the existing
storm drain system, but on what basis. Based on our report there
is no evidence to substantiate Monnig's claim.
If, we agree to some form of reimbursement as an accommodation to
the parties involved, on what basis are these amounts derived. In
an inter-office City memorandum dated October 8, Monnig stated
they want $55,342, Mr. Hardgrave presented an option of $16,211.
In order to avoid further delay and additional work, we would
reluctantly be open to some form of settlement based on a range of
$0.00 to $12,000.
2~?5/;!L
M~~~n L. Ham~~~
Owner's Representative
-?~L
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11
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Page 2
Mr. Tom Minor
Oct. 17, 1991
MLH: kd
cc: ~ Roger Hardgrave, Director Public Works
Ms. Patti Nahill, Planning
Dr. Donald Huber
Bonadiman Engineering
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HYDROLOGY STUDY
TENTATIVE TRACf 14352
IMPACfON
VERDEMONT STORM DRAIN
I
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Prepared by:
Bonadiman Engineers, Inc.
250 S. Lena Rd. P.O. Box 5852
San Bernardino, California 92412
(714) 885-3806
October 1991
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DISCUSSION
I.
PURPOSE
The purpose of this study is to determine the impact that the
construction of homes on Tentative Tract 14352 will have on the
flow along the Verdemont storm Drain in response to Monnig'S
request for reimbursement for storm drain oversize.
II. BACKGROUND
Sierra Engineering conducted studies to determine the size of the
Verdemont Storm Drain assuming the tributary area would be
developed wherever possible. Tract 14352 was included in this
study. Sierra Engineering estimated the peak developed flow from
Tentative Tract 14352 as 36.787 CFS and 51.746 CFS respectively for
the two drainage sub-areas and, after confluence, the total run-off
was 76.98 CFS. The study we accomplished was post-development and
included in the Tentative Tract Map submittal. It identified a
total flow of 90.4 CFS.
III. FINDINGS
To determine the impact of our development, we accomplished a
baseline study of Tentative Tract 14352 prior to development. This
study was accomplished using the points, elevations and areas for
Tentative Tract 14352 that were included in Sierra Engineering'S
study. The only change that was made was to use "undeveloped, poor
cover" rather than "residentia~ 3-4 units/acre." This study
identifies a pre-development flow of 82.898 CFS. Therefore,
development of Tentative Tract 14352 increased the peak flow by 8%.
This increased flow only raised the water surface level in the 54"
pipe by .07 of a foot.
"-^:
Additional evaluations of the flow involved the hydraulics and
water surface within the storm drain itself. Assuming that the
development of the remaining tributary area increases the flow by
8%, the pre-developed flow is approximately 277 CFS. Based on the
slope and normal pipe flow parameters, a minimum pipe of 50" would
have been required. It should also be noted that the maximum
capacity of a 42" pipe, as described in Sierra Engineering'S
report, is 184.3 CFS (40% less than the developed flow).
Additionally, Sierra Engineering did not provide any study to
validate that a 42" pipe met the pre-development conditions.
IV. CONCLUSION
Development of Tentative Tract 14352 has an insignificant impact on
the capacity of the Verdemont Storm Drain. In addition, a 54" pipe
was required to support pre-development flows. No oversizing was,
in fact, provided since the 54" pipe also meets the post-develop-
ment requirements.
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C I V I LEN 0 I N E ~ R I N 0 CON S U L TAN T S
En~in..rin9-Pl~nnin9-CIVILCADD 90ftw~r. SuPPort-9urv.yin~
250 SOUTH LF.NA ROAD. SUITE A SAN BERNARDINO. CA 9~408
PHONE (714) 885-3806
FAX (714) 38t-1721
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Insid. Diarr,.t.r
( 54.00 in.)
*
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Circular Channel S.ction
Fl (Iwr-a te .. n .. .. .. .. .. .. .. .. .. II .. .. .. .. .. ..
V-elocitv..................
Di~m.t.r of Pip............
Depth of Flow..............
nepth of Flow..............
C~iticQl Depth ............
D.pth/Di~m.t.r (Old) .....
303.000
?3.844
54.000
40.231
3.353
4.386
0.745
2.900
12.707
9.373
15.566
0.013
Slope o~ Pip4 .............
X-S~ction~l Ar-ea ..........
W.tt.d P.rim.t.r ..........
AR^ ( '2/3 ) ....................................
M~nnin9s ~n~ ..............
Min. Fric. Slop.. 54 in.
Pip. Flowing Full.......
2.374 :"I.
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BON A DIM A N F. N GIN E E R S, INC.
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C I V I LEN GIN E E R I N G CON S U L TAN T S
~n9ineerin9-Plannin~-CIVILCADD S~ftw~re Su~~~rt-Surveyin~
750 SOUTH LENA ROAD, StlrTE A SAN BERNARDJNO, CA 9?408
PHONE (714) 885-3806
-----------------------------------------------
FAX (714) 381-17?1
Ins-ide Di'lmeter
( 54.00 in.)
*
*
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^^^^^^^^^^^^^^^^^^^^^
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( 3.283 ft.)
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Circular Channel Section
------------------------
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FloUJ,..ate ................ II..................
Ve 1 (I city ....................................
Diameter o~ Pip~...........
Depth of Flow..............
J1e~th of Flow..............
Critical De~th ............
De~th/Diameter (Old) .....
Slope of Pipe .............
X-Sectional A~ea ..........
Wetted Perimeter ..........
295.500
23.767
54.000
39.401
3.283
4.375
0.730
2.900
12.433
9.216
15.180
0.013
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AR^ ( 2/3 ) ....................................
M=tnnin!lc; "'n'" ..............
Min. Fric. Sl~~e, 54 in.
Pipe Flowin9 F~11.......
2.258 X
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f~s-
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feet
fe<i!t
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C I V I L ~ N GIN ~ ~ R I N G C (I N S U L TAN T S
En9ineerins-Plannin9-CIVILCADD SoFtware Support-Survevinq
250 SOUTH LENA ROAD. SUITE A SAN BF.RNARDINO. CA 97408
PHONE (714) 885-3806
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FAX (714) 381-1721
In!<ide Diameter
( 42.00 in.)
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( 3.280 Ft.)
*
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Circular Ch~nnel Section
Fl ou,r..a, te ....................................
Ve 1 (Ie i tv ....................................
niam.t.~ o~ Pip............
Depth of Flow..............
DE!'pth of Flow............................
Criti~~l Depth ............
Depth/Diameter (D/d) .....
Slope of Pipe .............
X-S~ctional Ar.a ..........
Wetted Perimeter ..........
184.302
19.673
42.000
39.358
3.280
3.446
0.937
2.900
9.368
9.2'21
9.468
0.Ot3
AR^(2/3) ............ II" .. ...... .. .. .. ......
M",nnin511s -'n-' ..............
Min. Fric. Slope. 42 in.
Pipe Flowin9 Ful1.......
3.356 %
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CFS
fp!<
inches
inches
feet
feet
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Sq. Ft.
feet
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~ e.rnardino County RatioC:> Hvdrol09Y Pro9r~~
(Hvdrolo9v Manual Dat. - AU9ust 1986)
CIVILCADD/CIVILDESIGN En9in..rin~ Softw~r.. (c) 1990
Rational Hvdrolo9Y Study D~te' 10/10/91
Version 2.3
--------------------------------------------------------~---------------
HURBER TRACT14352
CITY OF SAN BFRNARDINO
PRE DEVELOPEMENT STUDY
FILl:: HUUNDE 177. t
------------------------------------------------------------------------
*********
Hvdrolo9v Study Control Infor~ation **********
------------------------------------------------------------------------
Rational hvdrolo~v stydv storm event year is
CompoJt..d rainfall inten!;itv'
Storm year = 100.00 1 hour rainfall p =
Slope used for rainfall intensity curve b =
Soil antecedent moi!;ture condition (AMC) = 3
100.0
1 . 600 ( In. )
0.6000
++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
Proce~!; from Point/Station 11.000 to Point/Station 12.000
**** INITIAL AREA EVALUATION ****
M.._._____.___ ___H ._..~__._. M....h.. _____.._.___......____.____.___M... ___ ._____._ ___ __ _________.__
UNDEVELOPED (poor cover) !;ubarea
Decimal fraction soil 9roup A = 0.000
Decimal fraction soil 9roup B = 1.000
Decimal fraction !;oil 9roup C = 0.000
Decimal fraction soil 9r~up D = 0.000
sce curve number for soil (AMC 2) = 78.00
Adjusted SCS curve number for AMC 3 . 92.80
Perviou!; ratio(Ap) = 1.0000 M~x lo~s rat.e(Fm)= 0.140(ln/Hr)
Initi~l sub~rea data.
Initial area flow dist.~nce = 1100.000(Ft.)
Top (of initial area) elevation = ~080.000(Ft.)
Bottom (oF initi~l area) elevation = 1935.000(Ft.)
Difference in elevation = 145.000(Ft.)
Slope = 0.13182 s(%)= 13.18
TC = k(0.525)*[(len9th^8)/(elevation change)1^0.~
Initial ~re. tjme of concentration. 12.963 min.
Rainfall intensity = 4.012CIn/Hr) for a 100.0 ve~r storm
Effec.tive runoff coefficient used for area (Q=KCIA) is C = 0.869
Subarea runoff = 82.549(CFS)
Total initial stream ~rea = 9.340(Ac.)
Pervious are~ fr~ction = 1.000
Init.ial area Fm value = 0.140(In/Hr)
++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
Proce~s from Point/Station 12.000 to Point/Station 13.000
**** IMPROVF.D CHANN~L TRAVEL TIMI:: ****
--- -----.--. ..... .-. ..- -----.-.- --.....--- -------.,.--------.- ------ ---._.. ..... .--.--. -..._- ....._--, --.--
Upstrea~ point elevation = 1395.00(Ft.)
Downstream point elevation = O.OO(Ft.)
Ch~nnel len9th thru ~ubarea = 700.00(Ft.)
Ch~nnel base width = 10.000(Ft..)
Slope or 'Z' of leFt channel bank = 2.000
Slope or '7' of ri9ht ch~nnel bank = 2.000
Mannin~~s ~N/ = 0.030
M~""';TTtllm rf<!='~th rrf ...h:"r,rHe.l = ":'~. (l(l()(l=t. \
I
F1ow(..) thru !PJ~"'l = 32.549(CFS)
n..pth of flow =\.I0.158(Ft.)
Av..r~9" v..10city = 19.949(Ft/~l
Ch~nn..1 flow top width = 10.683(Ft.)
Flow V..1ocity = 19.95(Ft/~)
Trav..1 tim.. = 0.58 min.
Tim.. of conc..ntration = 13.55 min.
Critical d..pth = 0.~56(Ft.)
o
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++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
Proc..~~ from Point/Station 11.000 to Point/St'ltion 13.000
**** CONFLUENCE OF MINOR STREAMS ****
I
--- _ ---- _.__.-~-_. "_.. ._--- -----------~ --- .- ..---- ---.--------- --- -_._.--- -.- --.--"--..- -
I
A1on9 Main Str..am numb..r: 1 in normal str..~m numh..r 1
Str..am flow ar..a = 9.340(Ac.l
Runoff from this str..am = 32.549(CFS)
Tim.. of conc..ntration = 13.55 min.
Rainfall inten$ity = 3.907(In/Hr)
Area avera9~~ lo~s rate (Fml = 0.t400(tn/Hr)
Ar..a avera9..d P..rviou$ ratio (Ap) = 1.0000
I
I
++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
Proce~s. from Point/Shtion 14.000 to Point/Station 15.000
**** INtTIAL AREA EVALUATION ****
I
UND~VF.LOPED (poor coverl $ub~r..a
D..cima1 fraction soil ..roup A = 0.000
Decimal fraction soil sroup B = 1.000
D..cimal fraction soil sroup C = 0.000
D..cimal fraction $oil 9roup 0 = 0.000
sce curv.. numb..r for soil(AMC 2) = 78.00
Adju~ted SC8 curv.. numb..r for AMC 3 = 92.80
Perviou$ ratio(Ap) = 1.0000 Max 10s$ rat..(Fm)= 0.140(In/Hr)
Initi'll $ubar..a dat~:
Initial area flow di$tance = 1040.000(Ft.)
Top (of initi~l ar..'l) e1"v'ltion = 2400.000(Ft.l
Bottom (of initial ar...) elevation = 2060.000(Ft.)
Diff..r..nc.. in el..vation = 340.000(Ft.l
Slop.. = 0.32692 $(~)= 32.69
TC = k(0.525l*C(1..n9th^3)/(..1..vation chanse)J^0.2
Initial ar..a time of conc..ntration = 10.570 min.
Rainf'lll int..nsity = 4.535(In/Hrl for 'l 100.0 Y..ar $torm
Effective runoff coefficient us...d for ar... (Q=KCIA) is C = 0.872
Subare'l runoff = 15.070(CF8l
Tot~l initial ~tr..am area = 3.810(Ac. )
P..rviou~ area fraction = 1.000
Initial .r..a Fm va1u.. = 0.140(In/Hr)
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++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
Proc..~~ from Point/Station 15.000 to Point/St~tion '6.000
**** t MPROVED CHANNF.I_ TRAVEl.. TI M~ ****
0_____. .___.__.__. _........_,.._ ._____. _....__.. .________ _.______ ._. ..__._. _____..__ ___ .. .___._ _._....__
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Upstr..~m point ~I..vation = 20bO.00(Ft.l
Do~nstr..am point ~I..vation = ?020.00(Ft.)
Channel len9th thru ~ubar~a = 611.00(Ft.l
Ch3nne1 b.~e width = 100.000(Ft.)
Slop.. or 'Z' of left channel bank = 2.000
Slo~e or 'Z' of right channel b~nk = 2.000
Mannin~~s 'N' = 0.030
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M:'tvir'flln', d,~,~"'h ,-,J: .-......,1",,.,,....1
1 n,..,,(I:"+ \
F1owlq) thr" "'JbaA'l. = 1~.070CCFS)
Depth of flow = ..,.070IFt.)
AVer'l.ge velocity = ~.I~OIFt/s)
Ch~nn~l flow top width = 100.280IFt.)
Flow Velocity = 2.15IFt/s)
Tr~ve1 time = 4.74 min.
Time of concentration = t5.31 min.
Critic~l depth = 0.089IFt.)
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++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
Process from Point/Station 15.000 to Point/Station 16.000
**** SUBAREA FLOW ADDITJON ****
___ __. _.__.___~_...___.... __...._ .__._.__.__.._________. _ ....__. .___.__ _.____ H"___'_____ _.... ...~. _.. __ _._-- -.-
UNDEVELOPED Cpoor cover) sub'l.rea
Decimal fraction soil qroup A = 0.000
Decimal fraction soil 9roup B = 1.000
Decimal fraction ~oil ~rovp C = 0.000
Decimal fraction soil qroup D = 0.000
SCB curve number for soi11AMC 2) = 78.00
Adjusted 8CS curv<! numb<!r for AMC :3 = 92.80
Pervious ratiolAp) = 1.0000 M~x loss r~teIFm)= 0.140IIn/Hr)
Time of concentration = t5.31 min.
R~infa11 int~nsity = 8.631IJn/Hr) for a 100.0 Y<!ar storm
Eff<!ctive runoff coeffici<!nt used for area,Itota1 area ~ith modified
ration~l method)CQ=KCJA) is C = 0.865
Subarea runoff = 14.562ICFS) for 5.620IAc.)
Total runoff = 29.63?ICFS) Tot~l ar<!a = 9.43(Ac.)
Area av<!raged Fm va1u<! = 0.140(tn/Hr)
++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
Process from Point/Station 16.000 to Point/Station 13.000
**** IMPROVED CHANNEl. TRAVEL TIME ****
-...-----. ..-----...--....- -- ,.------- .-.-.-, ._-... ... .--.....-......- ... .......--...-.---...--'--- .....- ..--. -- -- -----....
l...Ipstre~m pcdr,t e1E!v~tic'rr = 20~~O.00(Ft.)
Downstr<!am point elevation = 1910.00CFt.)
Channel 1enqth thru subare~ = 998.00IFt.)
Channel base width = tOO.OOOIFt.)
Slope or 'Z' of left channel b~nk = 2.000
Slope or 'Z' of riqht channel bank = 2.000
Manning's "'N'- = 0.030
Maximum depth of channel = 1.000CFt.)
F1owlq) thru sub~r<!a = 29.63?ICFS)
Depth of flow = O.090IFt.)
Aver~ge velocity = 3.293(Ft/s)
Channel flow top width = 100.359IFt.)
Flow V<!locity = 3.29IFt/s)
Tr~vel tim4 = 5~05 min.
Time of concentration = 20.86 min.
Critical d~pth = 0.189IFt.)
++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
Process from Point/Station 16.000 to Point/Station 13.000
**** SUBARFA FLOW ADDITION ****
--. ---.---- --.-....-..------..--- -- ------.----. --------...-------- -.---. ---- --....-.--.--.-----
UNDEVELOPEO Ipoor cover) subare'l.
Decim~.l f~action ~oil group A = 0.000
Decimal fraction ~oi1 9roup B = 1.000
Decimal fraction ~oil group C = 0.000
D~cimal fr~ction $oil ~roup D = 0.000
SCS curv~ numb~r for ~oil(AMC 2) = 78.00
Adjusted SC$ cur~number for AMC 3 = 92.80
Per.vi.ous ratio(A"-'= 1.0000 Max loss ra~m)= 0.140<Tn/Hr)
Time of concentration = 20.36 min.
Ra;nfall intensity = 3.060(In/Hr) for a 100.0 year storm
Effective runoff coefficient used for area, (total area with modifi4d
ra.tion..l m.thod) (Q=KCIA) is C = 0.859
Subarea runoff = 28.034(CFS) for 12.510(Ac.)
Total runoff = 57. 666(CFS) Total ..rea = ?1.94(Ac.)
Area averaged Fm value = O.140(In/Hr)
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++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
Process from Point/Station 16.000 to Point/Station 13.000
**** CONFL.UENCE OF MINOR STREAMS ........
---- ---.---------. ._. ~------- ..-----.-.------ --- ---_._--------~_._-_._. .-.---- .- ----
Along Main Stream number: 1 in normal stream number 2
Stream flow area = 21.940(Ac.)
Runoff from this stream = 57.666(CFS)
Time of concentration = 20.36 min.
Rainfall inten~ity = 3.060(In/Hr)
Area averaged loss rate (Fm) = 0.1400(In/Hr)
Area avera~ed Pervious ratio (Ap) = 1.0000
Summary of stre~m data:
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Stream Flow r".te TC Rainfall Intensity
No. (CFS) (min) (In/Hr)
1 32.549 13.55 3..907
2 57.666 20.36 3.0hO
Omax( 1) =
1. 000 .. 1..000 .. 32.549) +
1. 290 .. 0.666 * 57.666) + = 8~.057
t;lmax ("2 ) =
0.775 .. 1.000 .. 32.549) +
1.000 .. 1.000 .. 57.1.:.66) + = 8~.898
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Total of 2 streams to confluence:
Flow rates before confluence point:
32.549 57.666
Maximum flow rates at confluence using above data:
82.057 82.898
A~eq of str~~m$ befor~ confluen~e:
9.340 21.940
Effective are~ values after confluence:
23.942 31.280
Results of confluence:
Total flo~ rate = 82.898(CFS)
Time of concentration = 20.357 min.
Fffective stream area after confluence =
Study area average Pervious fraction(Ap) =
StudY area average soil loss rate(Fm) =
Study area tota.l (this main stre'lom) =
F.nd of computat.ions. t.ot.al study area =
The following figures may
be used for a unit. hydro9raph study of the same ..rea.
Note: These figures do not consider reduced effect.ive area
effects caused by confluences in the rational equation.
31.280(Ac. )
1. 000
0.140(In/Hr)
31.28(Ac.)
31.:?8
(Ac. )
Area averaged pervious area fraction(Ap) = 1.000
Area averaged ses curve number = 78.0