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CITY OF SAN _R.QRDlNO - RBQU.ST ~OR COUNCIL ACTION
R. Ann Siracusa
From: Director of Planning
Dept: Planning
Subject:
Appeal of Tentative Tr~
12872 (Revised)
Mayor and Council Meet' 0
June 20, 1988, 5.00 p.m.
Dau: June 9, 1988
Synopsis of Previous Council action: No Previous Council Action.
Previous Planning Commission Action.
On February 5, 1985, the Planning Commission unanimously approved
Tentative Tract No. 12872, which was a proposal for a 121 lot, single-
family subdivision in the R-1-7200 zone.
On January 20, 1987, the Planning Commission approved an extension of
time for Tentative Tract No. 12872.
On May 3, 1988, the Planning Commission unanimously approved Phase I,
57 lots of 10,800 square feet and larger in area, based on previous
environmental clearance and Findings of Fact and subject to Conditions
and Standard Requirements.
Recommended motion:
1. That the Negative Declaration be approved, and
2. That the appeal be denied and Tentative Tract No. 12872 (Revised)
be approved subject to Findings of Fact and Conditions and Standard
Requirements contained in Attachment G, the Planning Commission staff
report, and added Conditions contained in Attachment A.
~~"):w'.A.~~~J ~.
Signature R. Ann Siracusa
Contact person:
R. Ann Siracusa
Phone:
384-5057
Supportil1ll data lIttached:
Staff Report
Ward:
5
FUNDING REQUIREMENTS:
Amount:
Source: (Acct, No,)
(Acct. D!'scriDtion)
Finance:
Council Notes:
t,.:; .
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CITY OF MN Bl!RN'l..DINO - Rl!QUIEST ~OR COUNCIL ACTION
STAFF REPORT
Subject: Appeal of Tentative Tract No. 12872 (Revised)
Mayor and Council Meeting of June 20, 1988
REOUEST
The applicant requests approval to phase a previously
approved tentative tract and to approve Phase I which con-
tains 57 single-family lots, each of which is 10,800 square
feet in area. The 29.3 acre site is located east of the
intersection of Park Drive and Morgan Drive in the R-1-7200
Single-Family Residential zone. (See Attach. "F")
lt~CKGROUND
In February, 1985, the Planning Commission approved Tentative
Tract No. 12872, a 121 lot single-family subdivision in the
R-1-7200 zone. The approval was based on a Negative Declara-
tion recommended by the Environmental Review Committee.
Although the tract required 95,000 cubic yards of cut and
65,000 cubic yards of fill, it was determined through geo-
logic studies by a qualified and registered geologist, that
any problems could be mitigated. Subsequently, the grading
plans for the project were reviewed and approved by the City
Public Works Department.
On June 11, 1987 the State Office of Planning and
imposed a moratorium on single-family development
the Saldecke-Sky Line.
Research
north of
On February 5, 1988, moratorium restrictions were relaxed to
allow single-family subdivisions north of that line with a
minimum lot size of 10,800 square feet.
On March 15, 1988, the applicant submitted the r.evised tract
in two phases, Phase I being 57 lots, 10,800 square feet or
greater in size. The impact on the environment for the
revised tract is significantly less. The revision will
reduce proposed cut of slopes from 95,000 cubic yards to
40,000 cubic yards cut, a reduction of 55,000 cubic yards.
Fill has been reduced from 65,000 cubic yards to 30,000 cubic
yards, a reduction of 35,000 cubic yards. Export of earth is
reduced from 30,000 cubic yards to 10,000 cubic yards.
Since the nature of the underlying soil structures and the
nature of the landforms has not changed since the geOlogic
report was prepared in 1982 and since proposed grading is
significantly less, density is reduced, and overall impacts
are reduced, it was determined at Project Review Committee
that no further environmental review was necessary.
On May 9, 1988, the Planning Commission approval of Tentative
,
o
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Appeal of Tentative Tract No. 12872 (Revised)
Mayor and Council Meeting of June 20, 1988
Page 3
Tract No. 12872 (Revised) was appealed by Barbara Sky (see
Attachment B), contending that:
1. Grading will have a significant effect on the environ-
ment.
2. The length of time since the original Negative
Declaration was adopted, three years (February 5, 1985).
3. Questions regarding appropriate geologic and soils
studies which were available for review (see Attachment
H) .
4. Certain lots do not meet minimum standards.
On May 11, 1988, the Planning Commission approval
Tentative Tract No. 12872 (Revised) was appealed by
Kolstad (see Attachment C). The reasons for this appeal
5. No EIR was prepared on the Project.
of
Joy
was:
6.
A geotechnical report dated
entire mountain range as
failure.
July 22, 1981 identified the
having problems with slope
7.
Grading will
environment.
have
a significant
effect on the
8. Impact on schools, parks, fire service, drainage,
traffic and other public facilities.
The response to these concerns are as follows. Geologic and
soils studies were prepared by a qualified, registered
geologist and were reviewed and accepted by the City Public
Works Department.
Further, as indicated, the
determined that the reduced
than the original project,
Declaration.
Planning and Public works staff
grading created lesser impacts
which had received a Negative
The lots in Phase I meet the minimum lot size required by the
OPR letter. At issue were development standards. When OPR
imposed the 10,800 square foot minimum lot size, no
requirement was imposed regarding lot width or depth. Most
lots meet minimum standards for the R-l-10,800 zone. However,
three lots do not meet minimum width for the zone. Since the
property is zoned R-1-7200, those development standards were
appropriate according to the City Attorney's office. Those
three lots do exceed the development standards for the R-l-
7200 zone. However, as a new condition of approval, the
o
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Appeal of Tentative Tract No. 12872 (Revised)
Mayor and Council Meeting of June 20, 1988
page 4
three lots of substandard width, Lot Nos. 8, 9, and 10, shall
meet minimum width requirements on the final map.
To lessen to the most extent the possibility of fire hazards,
an additional condition of approval is proposed. That
condition shall require irrigation of the southerly perimeter
graded slopes. The irrigated slopes shall be planted with
drought resistant vegetation. The natural slope shall be
maintained by the property owner. Drainage is to be
addressed through a separate report from the City Engineering
Department (see Attachment F).
A final issue is the status of the Phase II proposal which
contains 42 lots developed at R-l-7200 lot sizes. Since the
Interim Policy Document adopted by the Mayor and Council
designates the land use as RL, the second phase, which was
approved in 1985 and could be recorded, will need to be
revised to meet the R-l-10,800 development standards before
homes could be constructed on the lots. That revision will
be presented to the Planning Commission at a later date.
The impacts to parks, traffic, and schools are mitigated
through the imposition of various development fees.
In addition to the two letters of appeal, a letter .was
received from the Little Mountain Homeowners Association (see
Attachment D). Although some questions of concern were
raised, the letter is generally one in support of the pro-
ject. Planning staff held a meeting with the developer and
homeowners. The areas of concern, which included placement
of two-story units, floor areas, and market price of the
units were discussed. The homeowners association representa-
tive was pleased with the outcome of the meeting and the
homeowners continue to support the development.
~VOR.A~~~Q~NC~~~I~
The Mayor and Council may.
Uphold the appeal and deny Tentative Tract No. 12872
(Revised) ,
Deny the appeal and approve Phase I of Tentative Tract
No. 12872 (Revised), subject to Findings of Fact and
Conditions in Attachment G and added conditions con-
tained in Attachment A and adopt the Negative Declar-
ation.
o
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Appeal of Tentative Tract No. 12872 (Revised)
Mayor and Council Meeting of June 20, 1988
Page 5
RECOMMENDATIQ~
It is recommended that the Mayor and Council deny the appeal
and approve Phase I of Tentative Tract No. 12872 (Revised),
subject to Findings of Fact and Conditions in Attachment G
and Conditions in Attachment A.
Prepared by: Sandra Paulsen, Senior Planner for
R. Ann Siracusa, Director of Planning
Attachments: A
B
C
D
mkf/6/8/88
csj/6-9-88
M&CCAGENDA:TT12872R
E
F
Added Conditions
Letter of Appeal from Barbara Sky
Letter of Appeal from Joy Kolstad
Letter of Support from Bill Bauman, Little
. Mountain Homeowners Association
Letter from the Applicant
Drainage Letter from San Bernardino County
Flood Control District
Planning Commission Staff Report
Letters and Geotechnical Investigation
from Richard Mills and Associates
G
H
ATTACHMENT A
AGENDA ITEM
HEARING DATE
PAGE
6/20/88
Additional Conditions for Tentative Tract No. 12872 (Revised):
1. All lots shown on the final map shall have a minimum width
of 80 feet. Corner lots shall have a minimum width of 88
feet.
2. The southerly, perimeter graded slopes shall be irrigated
and planted with drought resistant vegetation. The natural
slope behind the graded slopes shall be maintained by the
property owner.
ATTACHMENT B
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MAY 11 1988
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May 9, 1988
R. Ann Siracusa, Director
Planning Director
City of San Bernardino
300 N. "0" Street
San Bernardino, CA 92418
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SAN BEP.NAROINO. CA
Re: Tentative Tract U l2872 (Review)
Dear Ann:
Having missed my right to address this project Tuesday Evening,
May 3, 1988, because of arriving late, I am sending this letter
appealing the decisiOn of the Planning Commission to appro~e
this project as a consent item.
We are very concerned that the grading will have a significant
effect on the environment (we can't get any information on how
much of the mountain will be defaced).
At the meeting of the Environmental Review Committee on January
17, 1985, it was determined that the project would have no det-
rimental effect upon the environment. They recommended a nega-
tive declaration - the subject ERe study is now over three
years old. The current proposal for 40,000 cubic yards cut and
30,000 cubic yards fill is what we call raping a mountain.
In 1985 the City adopted Resolution 85-214 amending Resolution
13157 - providing that grading in quantities greater than lO,OOO
cubic yards is subject to the provisions of CEQA. Was there a
preliminary soil and an erosion study done subject to Municipal
Code 18.36. 020? There are already sand bags on the east side
protecting apartments from run off.
Was there a geologic report done? In the Special Report U113
B Series, Plate 3B - USGS Map, year 1974, they specify that this
area is designated as a 3B zone. Is this project consistent
with the Interim Land Use? Should this be Hill Side Management?
This project is being done in 2 phases. Phase I which contains
the lO,800 square feet lots and larger was revised so it could
be consistent with O.P. R.'s letter of February 5,1988 and
start the planning process.
I feel Sandra Paulsen was incorrect when she told the Planning
Commission that Phase II which is the 7,200 feet lots would go
in as soon as the moratorium is lifted .,. if this project is
not consistent with the new General Plan it may not be built
as is,
.
o
o
May 9, 1988
Page 2
The letter from the Office of Planning and Research dated February
5, 1988 (Page 1, 3rd Paragraph) States: Single family develop-
ment projects (RI) provided that the minimum standard be 10,000
square feet per single family residential unit for any such pro-
ject allowed to proceed, North of the Saldecke Sky Line. (Page 2,
2nd Paragraph) States: However, please be advised that the other
procedures and public hearings which are required by law for any
such project to proceed must be complied with. What is being per-
mitted is the ability to proceed in accordance with the law.
What this means is that they were given the right to start the
planning process - not that their projects were guaranteed approval
just because they were lO,800 feet lots.
Lots 8, 9, and lO fail to meet the 80 feet minimum width require-
ment by San Bernardino Municipal Code Section 19.08.030 (Minimum
Lot Area and Dimension) What is the width of these lots?
Just because the Eastern part of Little Mountain has been destroyed
it is time our City started saying no to developers - and started
saving our mountains. We can not grow our mountains back.
We definitely don't want another "Amber Hills".
Sincerely,
b{i'~2(,-C X~ b./
Barbara L. Sky
(7C~;
-
Christopher Saldecke
cc: Tom Minor, 5th Ward Councilman
James Penman, City Attorney
Roy Nierman, Planning Commissioner - Chairman
Mayor Evlyn Wilcox
Margurerite p, Battersby, Brunick & Pyle
o
ATTACJilI1ENT C
o
lbOOrable MayOr and CamDn Council
City of San BernardiJ10
300 North "0" Street
San Bernardino, CA 92418
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'88 ~l~,Y 13 P! :12
I.lay 11, 1988
l1E: Appeal of Tentative Tract No. l2872 (Rev.)
May 3, 1988 the Planning CamI1ssion passed Tract No. l2872 as a consent itl!lll.
Several citizens were in attendance to spElak on this ita:! but did rot realize
or urx1erstam it was III!Ide a consent itl!lll until it was too late to speak. When
the citizens realized what had happened they requested the CamI1ssian reopen
this item but were told it was too late.
I Mot VERY CXlNCERNID THAT ro EIR W1\S RmUIRED ON THIS PmJECT.
A geotechnical report dated July 22, 1982 identified this entire llDuntain range
as having mDerOUS slope failures. The report inidicates there are potential
problans such as landslides. The report is entitled "Shandin Hills Project,
Geotechnical Review of Tentative Grading Plan." The plamingstaff says ro
current EIR nor current geotechnical reports are in existence for the tract.
Since there is data to substantiate that hazards do exi,<;t in the area, the
City can not ignore the potential problans. The land use for Tract No. 12872
has been changed since the "Shandin Hills Project, Geotechnical Review of Tent-
ative Grading Plan" was c::x:.IIplete in 1982. Also substantiating the fact that a
new report IID.ISt be requirelCi. The rePort says there is a need for IlDre detailed
asSesSIiIIDt of the hazards. These conc:ems sOOuld be addressed in an EIR.
Pot least 40,000 cubic yard cut and 30,000 cubic yard .fill will have a trareud-
our ir.pact on our citizens health and welfare. with active and iJ'lacti.ve fault
lines ill the area we can not ignore the facts. I feel our IlDIlntains are our
second greatest asset, second only to our citizens. !3oth - toe iIlportant for
our City rot to act responsible to protect.
I also have conc:ems about the inpact this tract could have on traffic, SlID9,
school, sewer, parks, water and all other public facilities.
I bell ve evidence shows there is clear and i.mninent danger, demanding inmediate
action to prevent or mitigate loss of, or damage to, life, l-ealth, property, or
essential public services. . Including fire, flood, earthquake, or other soil
or geologic IIDVl!I'l1E!nts.
I also request t.Jowa council hear this item in the eve.'1i."I9' so the citizens of tl:1e
area may attend.
Sincerely,
OJ.I", , k/,.:! 7': /7
)'''7 c.':( ur'-:.t ~~R-,
Joy L. Kolstad
l542 IOOian Trail Drive
San Bernardioo, CA 92407
714-381-724l (\olOrk)
7l4-887-5506 (heme)
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ATTACHl1ENT D
o
.
Shauna Clark
City Clerk
San Bernardino, CA
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R~CE1\".
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'ES t'W 12 P.11 :'::8
5/10/88 .
Dear MS Clark,
The Little Mountain Homeowners Association has some concerns
about the scheduled housing development, tract no. 12872. Before
listing our concerns and recommendations let me state that we are
in favor of the proposed development that will complete Horgan
Road.
Three of our representatives attended the housing
commissions meeting on Hay 3, 1988. However, we were not allowed
to voice our concerns because the item was passed under a general
motion at the beginning of the evening. We were informed, by a
staff member, that the proposal would be the last item of the
evening and thus missed our opportunity.
Here are our concerns:
1. The petition does not state whether or not there will be any
two-story houses built. The rest of our community (on both sides
of the new development) consist of single story homes. Our
concern is not with the addition of two-story homes a. lonl a.
they are not built adjacent to existing hoae..
2. The residents who live next to the west side of the
development site on Scripps would like to know what is proposed
for the slope from their backyards to the new tract. The general
consensus is that a retaining wall be built along the west side.
3. Those who live to the east of the tract would like to know
if any grants could be made available to upgrade the homes on the
east side of Morgan Road and Windsor Street.
4. The completion of Horgan Road will undoubtedly increase the
traffic on that street since it will be a short cut for those
travelling from Little Mountain Road to University Parkway. Our
neighborhood has a large number of small children (over 20 on
Scripps alone) and the Hudson Park is adjacent to Horgan as well.
Our request is that stop signs be placed on Horgan Road to slow
traffic. It seems that the best locations would be the corners
of Morgan and Park and the corner of Horlan and Court "E".
5. The area directly east of Scripps, on Morgan Road, has
become the scene of quite a bit of criminal activity. Cars have
stripped and abandoned there. This past Monday night the police
spent at least an hour arresting some group. What we would like
to see is a street light about 50 feet from the corner of Scripps
and Horgan to curb the criminal element that is using our area.
o
o
We also would like a little general information on the type
of houses being built. What will be the range concerning the
square footage of the houses? HoW much will they sell for? When
will the project begin? What is the projected finish date?
Thank yOU for taking the time to address our concerns and
requests. Again, we are pleased to see the area completed in
terms of development and support the plan.
s,incety,
1,.11" \
~,-.>
Bill Baumann
Little Hountain Homeowners Association
t{l~ {' .s c.,t~s ~r,
St>.'" Aa,,,..r ~;"o CA
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JI,/)tiCfJ7- G75~
o ATTACHMENT E 0
SO]~ZT~C)6\$JL
CORPORATION
~
Cons tructionl Developmen t
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May 26, 1988
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Ms. R. Ann Siracusa
Director of P1anninq
City of San Bernardino
300 North "0" Street
San Bernardino, CA 92418
RE: PLANNING COMMISSION APPROVAL OF TRACT 12872
Dear Ms. Siracusa.
On May 3, 1988 the Planning Commission approved the above
referenced Tract. As you are aware an appeal was filed.
In order to reaquaint you with this project the original tract
was comprised of III single-family lots, R-l, 7,200 square
feet minimums. The approved revision has two phases with
Phase I being 57 single-family lots, R-l, 10,800 square foot
minimum lot size and Phase II containing 42 single-family
lots, R-l, 7,200 square foot minimums.
The approved revision offers significant reductions to environ-
mental concerns associated with single-family developments.
These reductions include Density, Grading, Traffic, Sewer,
Water, Retaining Walls and Drainage. Since the approved
revision reduces environmental impacts, Forecast Corporation
requests with your permission that the referenced project
be directed to the City Council for approval. Forecast
respectfully request a Council date of June 20, 1988.
If you or your staff have any questions or need additional
information please contact me at your convenience. Thank
you Ms. Siracusa for your consideration regarding this matter.
Very truly yours,
FORECAST CORPORATION
(}l ~ t; j~ t:f r:.A '-
Christopher A. Faber
Project Manager
cc. Sandra Paulsen
Dennis Stafford
10670 Civic CClller Drive .
Rancho Cucamonga. California 91730
.
(714) 9X7-77M8
.
ATTACHMENT 0
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TRANSPORTATION/FLOOD CONTROL
DEPARTMENT
826 Eut ThItd S_ . SIn e.n.dIno. CA '2415-0836 . {7141387.2800
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April 22, 1988
COUNTY 01' SAN IlERNARDlNO
ENVIRONMENTAL
PUIUC WCIllIlI AGENCY
KEN A. MILLER
Director
File:
2-350/1. 00
T.T. 12872
City of San Bernardino
planninq Department
300 North "D" Street
San Bernardino, CA 92418
(l,11
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1'y;c
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Attention: Mary Lanite
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S.'\~'J !~~:'.~. . ,,~;..;J, ;-',';
Re: Zone 2, North San Bernardino
system - T.T. 12872
Gentlemen:
Reference is made to your transmittal requestinq the District's
review and comments on Tentative Tract Map No. 12872. The site is
located southwest of Windsor street and Morqan Road, in the
northwest portion of the City of San Bernardino.
In our opinion, this proposed development is reasonably free of
serious flood hazards from major flood channels and drainaqe
courses. Portions of the site may be subject to excessive street
flows and accumulated localized drainaqe and debris flow from the
west and south . It is therefore recommended that a separate
report be obtained from the City Enqineer's Office with respect to
local and on-site drainaqe conditions.
As part of the area development and to preclude nonconforminq use
of riqht-of-way, we would propose that the existinq 20-foot
County Flood Control District Drainaqe Easement extending from
the west side of the southerly extension of Yardly Street to the
southwest corner of Lot 58 in Tract 4825 be conveyed to the City
of San Bernardino in order to perpetuate the relief of the local
drainaqe problem created by the run-off from the steep hills to
the south. The District will prepare quit claim documentation
upon receivinq written request to do so, with instructions as to
the names of appropriate officials to be included in the documentation.
The presently proposed uses of this easement is not acceptable to
the District.
Section l6.0212(q) of the county Code sets the fee for this
review and analysis at $200.00. This fee is to be submitted
directly to the District Office with an indication that it is for
Flood Hazard Review of ID #3547, File No. T.T. 12872. The fee
should be mailed to:
.
o
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Letter to City of San Bernardino
April 22, 1988
Page 2
San Bernardino County Flood control District
Water Resources Division
825 E. Third Street, Room 120
San Bernardino, CA 92415-0835
There will be no further review of, or permits issued for this
site until the fee has been received.
Shccld you have arrJ further questims CICIIlCerl1in;J this matter, please feel
free to ocntact Mr. Rd::lert W. COl:tilero, Qrlef, water Rescurces DivisiCX'l at
(714) 387-2515.
Very truly yours,
f(.l..t. ~~~-
~ W. <:XR:mX>, Chief
water Resources DivisiCX'l
RWC:HWS: snm
00: san Bemardin:l City En;rineer
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City of San Bernardino
STATEMENT OF OFFICIAL PLANNING COMMISSION ACTION
PROJECT
Number:
Tentative Tract No. 12872 (Revised)
Applicant:
Forecast Corporation
ACTION
Meeting Date: May 3, 1988
x Approved Adoption of Negative Declaration and
Adoption of Request Subject to the following
Findings of Fact and Conditions of Approval
(Attachment A).
Denied.
Withdrawn by Applicant.
FINDlNGS-. Q,F_.rloC,"
1.
All lots created meet or exceed the
requirements of Title 19, Zoning Code, and
requirements of Title 18, Subdivisions,
Bernardino Municipal Code.
2. No lot created is less than the minimum dimension
required by Code.
minimum lot
also meet the
of the' San
3. The size and shape of each lot meets the design
requirements of the Planning Department in that adequate
area is provided on each lot to accommodate a residence
with accessory structures and meet the setback
requirements of the zone.
4. All lots created abut on dedicated streets as required
by code. Circulation in the general area will be
enhanced by the construction of connector segment of
Morgan Road. The Street widths and grades meet the
requirements of the Engineering Department.
5.
The subdivision is not being made contrary
provisions of Title 18 of the San Bernardino
Code nor the California Map Act.
to the
Municipal
.
,
o 0
City of San Bernardino
STATEMENT OF OFFICIAL PLANNING COMMISSION ACTION
Tentative Tract No. 12872 (Revised)
Page 2
CONDITIONS
This project was approved subject to the attached Conditions
and Standard Requirements described in Attachment A.
XQn
Ayes:
Nays:
Abstain:
Absent:
Brown,
Nierman,
None
None
None
Cole, Corona,
Sharp, Stone
Lindseth,
Lopez,
Gomez,
Statement of
determination
Bernardino.
Official Action
of the Planning
I, hereby, certify that this
accurately reflec s the final
Commission 0 he ity of San
_____~I q I GY
Signature ~
R. Ann Siracusa, Director of Planning
. - . ~.._--- --------------- _.~.._- ------....-
Print or Type Name and Title
RAS/mkf
DOCUMENTS:PCAGENDA
PCACTION
.
o ATTACHMENT A
o
r CITY OF SAN BERNARDINO PLANNING DEPARTMENT '"
GEOLOGIC I SEISMIC DYES FI.OOD HAZARD DYES OZONE A ~ES
HAZARD ZONE l{El NO ZONE GNO OZONE B SEWERS ONO
e
HIG"l FIRE DYES AIRPORT NOISE I DYES REDEVEL.OPMENT @YES
HAZARD ZONE 1!9'N0 CRASH ZONE gNO PllOJECT ARE^ oNO
...I olllOT o POTENTIAL. SIGNIFICANT Z a APPROVAl.
<t APPl.ICABL.E EFFECTS 0
-
~ WITH MITIGATING ti a CONDITIONS
Z(I) MEASURES NO E.I.R.
I&.IC!) o EXEMPT o E.I.R. REOUIRED BUT NO lL.0 0 DENIAL
2Z lL.~
Z- SIGNIFICANT EFFECTS
00 WITH MITIGATING j!::E 0 CONTINUANCE TO
a:Z MEASURES (I)::E
>ii: 0
DNO o SIGNIFICANT EFFECTS U
Z 1&.1
. 1&.1 SIGNIFICANT SEE ATTACHED E. R. C. a:
EFFECTS MINUTES
............ "II" ......
I..
SUMMARY
5
5/3/88
5
AGENDA ITEM
HEARING DATE
WARD
~
APP1..ICANT
Forecast Corporation
10670 Civic Center Drive
Rancho Cucamonga, CA 91730
(same as above)
1&.1
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Tentative Tract No. 12872(Revised)
OWNER.
t;
1&.1
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(3
III
II:
.....
ex
IIJ
II:
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To phase a previously approved tract and to approve Phase I which contains
fifty-seven, single-family lots of 10,800 square feet and greater size.
Th~ 29.3 acre site is located east of the intersection of Park. Drive and
Morgan Drive in the R-1-7200 zone.
EXISTING GENERAl. PLAN
PROPERTY LAND USE ZONING DESIGNATION
Subject Vacant R-I-7200 Sgle. family r~sidentia
North Singl~-family Resid. R-I-7200 Sgle. family residentia
South Vacant R-I-7200 Sgle. family residentia
East Vacant PRD Sgle. family residentia
West Single-family Resid. R-I-7200 Sgle. family residentia
o
ATTACHMENT lie" 0
CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE TT l2872(Rev.)
CONDITIONS
AGENDA ITEM
HEARING DATE c:; 17. IRR
~ ..
5
1. All grading shall be accomplished using contour grading
methods.
2. Lots 54 and 55 shall have a minimum width of 39 feet at
the curb when shown on the final map.
3. In the event that this approval is legally challenged,
the City will promptly notify the applicant of any claim
or action and will cooperate fully in the defense of the
matter. Once notified, the applicant agrees to defend,
indemnify, and hold harmless the City, its
officers, agents and employees from any claim, action,
or proceeding against the City of San Bernardino. The
applicant further agrees to reimburse the city of any
costs and attorneys' fees which the City may be required
by a court to pay as a result of such action, but such
participation shal not relieve applicant of his
obligation under this condition.
4. Site plans, floor plans and elevations of the homes
shall be submitted to the Plllnning Depar tllle\'1t for review
aJld approval of the Development Rev iew Conlllli ttee.
SP/CIl'S
doc.pcagenda
TT12l!72C
4-22-88
.
.
o
ATTACHMENT "D"
o
,. CITY OF SAN BERNARDINO
CASE TT 12872 (Revised)
5
5/3/88
10
~
STANDARD
REQUIREMENTS
AGENDA ITEM
HEARING DATE
PAGE
..
r
'"
RESIDENTIAL DEVELOPMENT
1.
x
TT 12872(Revised) shall be in effect for a pedod of ~ months from the
date of approval by the Planning Commission and/or Planning Department.
However, H no development has been inithted at the end of the2..!..-month
time period the approval shall expire. Additional time may be approved
by the Planning Commission upon request of the applicant prior to expira-
tion of the~-month time period. Expiration Date: Mav 3. 1990
COVENANTS, CONDITIONS AND RESTRICTIONS FOR P.R.D.
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 cor-
poration, 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 evi-
dence 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.
c. 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 com-
mon. areas and facilities, or (2) a share in the corporation, or voting
membership in an association, owning the common areas and facilities.
d. Maintenance for all landscaped and open areas, including parkways,
shall be provided for in the CC&R's.
e. The CC&R' s sh all contai n wordi ng prohi biti ng the storage or parking
of trailers, boats, campers, motor homes, and similar vehicles outside
of the specified common areas.
""
MA" '.4
IJl FOIl" A
It'" I OF 5
o
o
r
CASE TT 12872(Revised)
STANDARD
..
CITY OF SAN BERNARDINO
REQUIREMENTS
AGENDA ITEM
HEARING DATE
PAGE
5
5/3/88
11
~
""'lI
,
2.
x
3.
-1L
4. X
..
M.6V ...
feet on centers; or trees, spaced at not to exceed 20 feet on centers;
or a combination of shrubs and trees 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.
Three copies of the landscaping plan reflecting the above requirements
and placement of street trees (if required) shall be submitted for
review and approval by the Planning Department and the Park and
Recreation Department.
d. Slopes required to be planted shall be provided with an irrigation
system approved by the Park and Recreation Department.
e. The maintenance of graded slopes and landscaped areas shall be the
responsibility of the developer until the transfer to individual
ownersh i p.
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.
10,800 (Phasj! I) & 7 2QO (PhjisE: II)
All lots shall have a minimum area of ..L square teet, a m;nlmuin aepth of
100 feet, and a minimum width of ~ feet, (~ feet on corner lots). In
addition, each lot on .a cul-de-sac or 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 measured at the building setback line as
delineated on the tract map.
Where lots occur on the bulb of the Cul-de~sac, a minimum lot depth of 100
feet wi 11 be permitted. I f the proposed depth is less than 100 feet, a plot
plan must be submitted to demonstrate that a buildable lot area is possible
and to justify the lesser depth.
Vari able front bui lding setback lines of at least 20 feet and averaging
~ feet, and side street building setback lines l~eet shall be delineated
on the final tract .map. All garage entrances on a dedicated street shall
have a minimum setback of 18 feet.
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.
....
... '0"" A
o
o
,
CITY OF SAN BERNARDINO
""ll
CASE TT 12872(R~vi~p-d)
5
5/3/88
12
.~
STANDARD
REQUIREMENTS
AGENDA ITEM
HEARING DATE
PAGE
'"
""lII
6.
x
The developer shall obtain Planning Department approval of the visual or
engineering design of the proposed wall.
When graded slopes occur within or between individual lots, the slope face
shall be a part of the downhill lot. Exceptions to this requirement must
be approved by the City Engineer.
Grading and revegetation shall be staged as required by the City Engineer
in order to reduce the amount of bare soil exposed to precipitation.
5.
x
7.
x
Compliance with all recommendations of the Geology Report shall be required
(if applicable).
Any clubhouse, swimming pool, spa, putting green, picnic areas or other
amenities shall be installed in the manner indicated on the approved site
p1 an.
During construction the City Engineer may require a fence around all or a
porti on of the peri phery of the tract si te to mi ni mile wi nd and debri s
damage to adjacent properties. The type of fencing shall be approved by
the City Engineer to assure adequate project site maintenance, clean-up and
dust control.
No roof-mounted equipment shall be placed on any building unless screened
as specifically approved by the Planning Department (except for solar
collection panels).
Within 75 feet of any single-family residential district, the maximum
height of any building shall not exceed one-story or 20 feet unless the
Commission determines that due to unusual topographical or other features,
such restrictive height is not practical.
7(a). -1L-- All utility lines shall be installed underground subject to exceptions
approved by the Planning Department and the City Engineer.
No certi fi cate of occupancy shall be issued pri or to compliance with these
Standard Requirements as well as all provisions of the San Bernardino
Municipal Code.
'"
MAY 14
.... A
_111111
CITY OF SAN BERNARDINO PUBLIC ~OR~~{7'(~~!!(h
STANDARD REQUIREMENTS
AGENDA ITEM
HEARING DATE
A
5
5/1/88
Project Description: Tent. Tract No. 12872 - 99 SFR Lots in Two Phases Located
nn rn~r1 Nnrthw".~lv of Little Mountain Drive
Date: 4-~-88
Page -1.. 0 -1- pages
Prepared 8y: ~ Reviewed By:
GRK
Applicant:
Forecast
NOTE TO APPLICANT: Where separate Engineering plans are required,
tne appl1cant 1S 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
8. ..:L- All necessary drai nage 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.
9. -L-A local drainage study will be required for the project. Any
drainage improvements, structures or storm drains needed to
mitigate downstream impacts or protect the development shall be
designed and constructed at the developer's expense, and
right-of-way dedicated as necessary.
_ 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.
--L- Comprehensive storm drain Project No. 7-BlJ is master planned in
the vicinity of your development. This rain 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.
10.
11.
--L- All drainage from the development
approved public drainage facility.
drainage facilities and easements
satisfaction of the City Engineer.
shall be
If not
shall be
di rected'
feasible,
provided
to an
proper
to the
crrv OF SAN BERNARDINO PUBL
STANDARD REQUREMENTS
WORKS/'"
~ TT 12872(Revised)
AGENDA ITEM 5
HEARING DATE 5/3/88
-
Project Description:
Tent. Tract No. 12872
Date:
page 2
4/20/88
OT --L
Prepared By: ~
Reviewed By:
GRK
pages
Grading
12. _l..__lf more than l' of fill or 2' of cut is proposed. the sitelplotl
grading and drainage plan shall be signed by a Registered Civil
Engineer and a grading permit will be required. The grading plan
shall be prepared in strict accordance with the City's "Grading
Policies and Procedures" and the City's "Standard Drawings",
unless otherwise approved by the City Engineer in advance.
13. ~If more than 5,000 cubic yards of earthwork is proposed, a grading
bond will be required and the grading shall be supervised in
. accordance with Section 7012 (c) of the Uniform Building Code.
A liquefaction report is required for the site. This report must
-be submitted and approved prior to issuance of a grading permit.
Any grading requirements 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 reci procal easement
-approval if reciprocal
proposed to cross lot
recorded to remove the
shall be recorded prior to grading plan
drainage, access, sewer, andlor parking is
lines. or a lot line adjustment shall be
interior lot lines.
14. -X-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-si te L i ghti ng Plan for the project shall be reviewed and
-approved by the City Engineer. This plan can be incorporated with
the grading plan, or on-site improvement plan, if practical.
Utilities:
15.
-X-Desi gn and construct all
accordance with City Code,
serving utility, including
and cable TV.
public utilities to serve the site in
City Standards and requirements of the
gas, electric, telephone, water, sewer
'I..
CITY OF SAN BERNARDINO PUBLIC WORKS/ENGR.
CASE TT 12R77(Revised)
STANDARD REQUIREMENTS
AGENDA ITEM 5
HEARING DATE ~/,/88
Project Description:
TAn+ T~~r+ Nn '?R7?
Date: 4J?n/AA
Page -3- of -1-- pages
Prepared By: ~ Reviewed By:
r.DK
16. X Each parcel shall be provided with separate water and sewer
-facilities so it can be served by the City or the agency providing
s~ch services in the area.
17.
18.
19.
20.
X 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.
be
placed
underground
and easements
X Uti 1 i ty serv ices shall
-provided as required.
X All existing overhead utilities adjacent to or traversing the site
-on either side of the street shall be under grounded in accordance
with Ordinance No. MC-6Dl (Subdivisions) or Resolution No. 88-65
(Non-subdivisions).
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
-mai ntai ned by the Ci ty but shall be desi gned 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.
)
o 0
CITY OF SAN BERNARDINO PUBLIC WORKS/ENGR.
CASE TT 12872(Revised)
STANDARD REQUIREMENTS
AGENDA ITEM
HEARING DATE
PAGE
5
)/ jHHS
Ib
\..
Project Description:
Tent. Tract No. 12872
Date:
Page 4
4/20/88
of -L pages
Prepared By: MWG Reviewed By:
GRK
Street Improvement and Dedications:
21. X All public streets within and adjacent to the development shall be
-improved to include combination curb and gutter, paving, handicap
ramps, street lights, sidewalks and appurtenances, including, but
not limited to, traffic signals, traffic signal 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
I~provement 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.
22. 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:
A 11 Others
Right-of-Way (Ft.)
33
25
Curb Line (Ft.)
Street Name
Morgan Road
22
18
o 0
CITY OF SAN BERNARDINO PUBLIC WORKS/ENGR.
'. CASE TT12872 (Reviged)
STANDARD REQUIREMENTS
AGENDA ITEM
HEARING DATE
A
5
5/3/88
"'
Project Description:
Tpnt Tr~~t Nn 1?1l7?
Da te: 4 I?O Illll
Page --1 of -1-- pages
Prepared By: ~ Reviewed By:
r.I1K
23. :..:..L.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 \~ill 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) Half 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 phase 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.
.
24.
25.
26.
27.
28.
o
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CITY OF SAN BERNARDINO PUBLIC WORKI/_.
CASE TT12872(Revised)
STANDARD REQlIREMENTS
AGENDA ITEM
HEARING ~
5
'5/3/88
.0
Project Description:
T~n~ Tr~rt Nn 1?R7?
Date: 4/20/88
Page -!- of --1- pages
Prepared By: ~ Reviewed By:
~QI(
Mapping
X A Final/Parcel Map based upon field survey will be required.
I
X All street names shall be subject to approval of the City Engineer
----prior to Map approval.
I.
Improvement Completion
X Street, sewer, and drainage improvement plans for
"-"-project shall be completed, subject to the approval
Engineer, prior to the recordation of the FinallParcel
the entire
of the City
Map.
X If the required improvements are not
I . ----recorda t i on of the F i na liP arce 1 Map, an
accompanied by an agreement executed by
City will be required.
completed prior to
improvement security
the developer and the
I
I f the requ ired improvements are not comp 1 eted pri or to record-
ation of the Parcel Map, an improvement certificate shall be
placed upon the Map stating that they will be completed upon
development. Applicable to parcel map only less than 5 lots.
Required Engineering Permits:
I---Grading permit (if applicable).
On-si te improvements constructi on permi t (except bui 1 di ngs - see
----Building and Safety)
29. I---Off-Site improvements construction permit
Applicable Engineering Fees:
30,
31.
X
Plan check fee for Final/Parcel Map.
X
Plan check and inspection fees for off-site improvements.
Plan check and inspection fees for on-site improvements (except
----buildings; see Building and Safety).
.
.
o 0
CITY OF SAN BERNARDINO PUIUC WORKI/_.
CASE TT 12872(Revised)
STANDARD REQUIREMENTS ~i~?,tc; I~E 5/~/88
r.
project Description:
""
Tent. Tract No. 1?R7?
Date:
Page 7
-
4/20/88
of 7
-
Prepared By: ~
Reviewed By:
r.QI(
pages
32.
X Plan check and inspection fees for grading (if permit required).
2-Traffic 1f'mf~act mitigation in the amount of $ 1000 x QQ lots x 10 = $9,9 0.00
For tra 1C signals in the vicinity of the site
_Bridge improvement fee in amount of $
33.
Drainage fee based on $
-Total fee = $
per square foot.
34. ~Landscape Plan Review Fee $ 50.00
Traffic System Fee of $ per vehicle trip for City-wide
-traffic mitigation based on ADT of
Total Fee = $
35. ~Electrical energy fee to pay cost of street light energy for a period of 4 years
after acceptance.
I
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ATTACHMENT "F"
CITY OF SAN BERNARDINO PLANNING DEPARTMENT
AGENDA
ITEM "#
LOCATION
CASE
T T #12872
HEARING DATE: ~8JI
5
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1"=800'
a:
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PRO
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ATTACHMENT G
CITY OF SAN BERNARDINO PLANNING DEPARTMENT
SUMMARY
AGENDA ITEM
HEARING DATE
WARD
5
5/3/88
5
lU
(tJ
<I:
(.J
APPLICANT Forecast Corporation
10670 Civic Center Drive
Rancho C~camonga, CA 91730
Tentative Tract No. 12872(Revised) OWNER, (same as above)
t;
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:;:)
a
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....
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To phase a previously approved tract and to approve Phase I which contains
fifty-seven, single-family lots of 10,800 square feet and greater size.
The 29.3 acre site is located east of the intersection of Park Drive and
Morgan Orive in the R-1-7200 zone.
EXISTING GENERAL PLAN
PROPERTY LAND USE ZONING DESIGNATION
Subj ect Vacant R-I-7200 Sgle.family residentia
North Single-family Resid. R-I-7200 Sgle.family residentia
South Vacant R-I-7200 Sgle. family residentia
East Vacant PRO Sgle. family residentia
West Single-family Resid. R-I-7200 Sgle. family residentia
GEOLOGIC I SEISMIC D.,ES FLO<lll HAZARD o 'fES OZONE A SEWERS ~ES
HAZARD ZONE >l!INO ZONE fiNO oZDNE B oNO
HI'" FIRE DTES AIRPORT NOISE I DVES REDEVELOPMENT I9VES
HAZARD ZONE 1!9<N0 CRASH ZONE t!NO PROJECT ARE^ DNO
.J a NOT a POTENTIAL SIGNIFICANT Z a APPROVAL
~ APPLICABLE EFFECTS 0
-
WITH MITIGATING ~ ia CONDITIONS
Z(ft MEASURES NO E.I.R.
lUe a EXEMPT a E.I.R. REOUIRED BUT NO ...0 a DENIAL
2z ...ffi
z- SIGNIFICANT EI'FECTS ~:I
00 WITH MITlGATI NG a CONTINUANCE TO
a:Z MEASURES (tJ2
>ii: 0
litho o SIGNIFICANT EFFECTS (.J
Z lU
.. lU SIGNIFICANT SEE ATTACHED E. II. C. II::
. EFFECTS MINUTES
--.......... ....... .......
.
-
CITY OF SA~ BERNARDINO PLANN~G DEPARTMENT
CASE TT l2872(Rev.)'
.
OBSERVATIONS
AGENDA ITEM
HEARING DATE
PAGE
5
5/3/88
2
1 . REOUEST
The applicant requests approval to phase
approved tract and to approve Phase I.
contain 57 single-family lots ranging
10,800 ~quare feet to 5.4 acres.
a previously
Phase I will
in area from
2. SITE LOCATION
Phase I is a 29.3 acre parcel
feet east of the intersection
Drive at the base of Shandin
zone. (See Attachment .F..)
located
of Park
Hills,
approximately 600
Drive and Morgan
in the R-1-7200
3. MUNICIPAL CODE & GENERAL PLAN CONFORMANCE
The proposed project is consistent with Titles 18 and 19
of the Municipal Code and in conformity with the letters
from the State Office of Planning and Research dated
June 11, 1987, July 3, 1987, August 18, 1987, January
14, 1988, February 5, 1988 and March 16, 1988 to the
City of San Bernardino which stipulate ....land uses
proposed during the period of the extension will be
consistent with the purpose of the updated General Plan
provisions..... and which require single-family
subdivisions north of the Saldeke-Sky line to have a
minimum lot area of 10,800 square feet. The subdivision
of land is made in accordance to the provisions of the
State Map Act. (See Attachment .A..)
4. CEOA STATUS
At the regularly scheduled meeting of the Environmental
Review Committee on January 17, 1985, it was determined
that the proposed project, Tentative Tract 12872, wou.ld
not have a detrimental effect upon the environment and
recommended the planning commission issue a Negative
Declaration. That Negative Declaration was adopted by
the Planning Commission at their regularly scheduled
meeting February 5, 1985. On April 8, 1988, the Project
Review Committee compared the original tract to the
proposed revised tract and determined that the revision
has significantly less impact than the original tract
and the original Negative Declaration will stand.
r
..... ...
CITY OF SA ~ BERNARDINO PLAN ~ NG DEPARTMENT
CASE TT 12872 (Rev.)
OBSERVATIONS
AGENDA ITEM 5
HEARING DATE 5/3/88
PAGE '
5. BACKGROUND
On February 5, 1985, Tentative Tract 12872 was approved
by the Planning COllllllission. The original tract was for
121 single-family lots which met the minimum development
standards on the R-1-7200 zone in which the tract is
located. Approval was based on Findings of Fact and
subject to Conditions and Standard Requirements.
Approval was valid for a period of 24 months to Pebruary
5, 1987.
On December 31, 1986, the applicant,
Corporation, requested a 12 month extension of
February 5, 1988, which was approved by the
COllllllission on January 20, 198J, subject to all
Conditions and Requirements.
On June 11, 1987, the State bffice of Planning and
Research imposed a moratorium which affected this
project. The applicant was unable to proceed and could
not submit the site plans, floor plans, and elevations
to the Development Review COllllllittee for evaluation which
is required prior to grading permits and building
permits.
Forecast
time to
Planning
original
On February 5, 1988, the Office of Planing and Research
relaxed the restrictions north of the Saldecke-Sky line
and enabled the City to process single-family
subdivisions if the proposed lots met a minimum 10,800
square foot lot size.
On March 15, 1988, the applicant
tract in two phases, Phase I being
the minimum 10,800 square foot area
II is 42 lots which are proposed
tract 12872 previously approved.
submitted a revised
57 lots which meet
requirement. Phase
to be identical to
6. ANALYSIS
The proposed revIsIon to the approved tract map includes
an increase in area on 57 lots in Phase I to the minimum
10,800 square feet required by the Office of Planning
and Research. The result of the increase in lot size is
a reduction in the overall number of lots from the 121
previously approved to the 99 currently proposed in two
phases.
CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE TT l2872(Rev.)
OBSERVATIONS
AGENDA ITEM
HEARING DATE
PAGE
5
5/3/88
4
Required grading has been substantially reduced
eliminating the need for massive retaining walls. The
current proposal is for 40,000 cubic yards cut and
30,000 cubic yards fill. As with the original approval,
it will be required that all grading performed. shall be
accomplished using contour grading methods. A condition
reflecting such is attached.
Access to the site will be via extensions of Brookfield
Street, Morgan Road and Yardley Street. In conjunction.
with these roadway extensions, 7 cul-de-sacs will be
developed. None exceed the maximum 500 foot limit. All
streets proposed will be dedicated streets and will have
a 50-foot right-of-way, with the exception of Morgan
Road which will have a 66 foot dedicated right-of-way.
The extension of Morgan Road will connect the disjointed
existing east and west ends of the road, completing the
road from Little Mountain Drive to University Parkway.
This will provide better traffic circulation in the area
and fulfill the requirement of two means of access for
emergency vehicles and evacuation routes.
Of the 57 lots proposed, 18 are 10,800 square feet.
Twenty-three of the lots range in area of 10,800 square
feet to 14,400 square feet. Nine lots are between
l4,400 square feet and 1/2 acre and five are between 1/2
acre and 1 acre. Two lots exceed one acre. The larger
lots contain extensive areas of unbuildable natural
slope.
The 57 lots contained in Phase I surpass the lot width
and depth requirements of the R-1-7200 zone. Lots 8, 9
and 10 fail to meet the 80 foot minimum width
requirement of the R-l-10,800 zone; however, in imposing
the 10,800 square foot minimum lot size requirement, the
Office of Planning and Research did not impose the
development standards of the R-l-10,800 zoning district.
Since lots 8, 9 and 10 meet the minimum area requirement
set forth by the Office of Planning and Research and the
development standards of the R-l 7200 20ne in which they
are located, the tract can be approved as designed.
o
o
CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE TT 12872 (Rev.)
OBSERVATIONS
AGENDA ITEM. 5
HEARING DATE 5/3/88
PAQE "
Lots 54 and 55 show a curb frontage of 37 feet. As a
Condition of Approval, it will be required to adjust the
lot line between lots 55 and 56 southerly four feet, and
the lot line between lots 54 and 55 two feet. This will
allow lots 54 and 55 to have a curb frontage of 39 feet
each while decreasing lot 56 to 43 feet frontage. This
adjustment shall be shown on the final map.
Each lot fronts on a dedicated street.
RER.)
(See Attachment
Phase I totals 29.3 acres with an overall ~hase I
density of 1.9 dwelling units per acre. Phase II
contains the balance of the 38.9 acres or 9.6 acres.
With the proposed 42 units on those 9.6 acres, Phase II
density is 4.4 dwelling units per acre.
Building design for the proposed residences (site plans,
floor plans and elevations) will be submitted to the
Development Review Committee for evaluation as required
by San Bernardino Municipal Code Section 19.08.035.
The existing land use and zoning north, east and west
are R-1-7200. South of the site is vacant hillside.
Proposed Phase II is compatible with and adjacent to the
existing homes. Phase I which is the larger lot Phase
is adjacent to and compatible with the hillside. Phases
I and II will be compatible with each other.
7. COMMENTS RECEIVED
To date, no comments have been received.
8. CONCLUSION
Tentative Tract 12872 was approved in 1985. The
approval remains in effect. The revision request is.to
establish Phase boundaries and to modify Phase I to meet
the minimum requirements imposed by the Office of
Planning and Research. Tentative Tract 12872, (revised)
meets the minimum standards of the zone n which the lots
are located. Each parcel abuts on a dedicated street.
The proposed tract is in conformance with Titles 18 and
19 of the San Bernardino Municipal Code and in
accordance with the provisions of the State Map Act.
The tract has previous environmental clearance.
~
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
. CASE TT 12872 (Rev.)
OBSERVATIONS
5
5/3/88
AGENDA ITEM
HEARING DATE
PAGE
r
9. RECOMMENDATION
It is recommended that the Planning Commission:
Approve Tentative Tract 12872 (Revised) subject to the
following Findings of Fact (Attachment RBR and Condition
of Approval (Attachment RCR) and Standard Requirements
(Attachment RDR).
Respectfully submitted
R. ANN SIRACUSA
Director of Planning
.~//;:f?JJ--
S-andra Paulsen
Senior Planner
SP:cms
Attachment RAR - Municipal Code' General Plan Conformance
Attachment "BR - Findings of Pact
Attachment RCR - Conditions of Approval
Attachment RDR - Standard Requirements
Attachment RE" - Site Plan
Attachment "FR - Location Map
doc.pcagenda
tt12872(rev)
4-22-88
CATEGORY
Lot Width
Lot Depth
Lot Area
Frontage
Density
Street Grade
Cul-de-Sac
Length
o
o
ATTACHMENT "A"
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
PROPOSAL
65 feet to 95 feet
125 feet to 600 feet
10,800sq.ft. minimum
All lots front on a
dedicated street
Phase I - 1-9 duJac
Phase II - 4.4 duJac
Maximum 10%
80 feet to 360 feet
MUNICIPAL CODE
60 feet
100 feet
7,200 sq.ft. minimum
All lots front on a
dedicated street
4 to 7 du/ac
4 to 7 duJac
12%
500 feet maximum
GENERAL
PLAN
o
o
CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE TT 12872(Rev.)
FINDINGS of FACT
AGENDA ITEM
HEARING DATE
P E
~
5/3/88
8
1.
All lots created meet or exceed the
requirements of Title 19, Zoning Code, and
requirements of Title 18, Subdivisions,
Bernardino Municipal Code.
2. No lot created is less than the minimum dimension
required by Code.
minimum
also meet
of the
lot
the
San
3. The size and shape of each lot meets the design
requirements of the Planning Department in that adequate
area is provided on each lot to accommodate a residence
with accessory structures and meet the seback
requirements of the zone.
4. All lots created abut on dedicated streets as required
by code. Circulation in the general area will be
enhanced by the construction of connector segment of
Morgan road. The Street widths and grades meet the
requirements of the Engineering Department.
5. The subdivision is not being made contrary to the
provisions of Title 18 of the San Bernardino Municipal
Code nor the California Map Act.
SPlcms
doc.pcagenda
TT12872F
4/22/88
o
o
ATTACHMENT "C"
CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE TT l2872(Rev.)
CONDITIONS ~~~~~AGI1~E ~/~/AA
P E . .
l. All grading shall be accomplished using contour grading
methods.
2. Lots 54 and 55 shall have a minimum width of 39 feet at
the curb when shown on the final map.
3.
I
4.
In the event that this approval is legally challenged,
the City will promptly notify the applicant of any claim
or action and will cooperate fully in the defense of the
matter. Once notified, the applicant agrees to defend,
indemnify, and hold harmless the City, its
officers, agents and employees from any claim, action,
or proceeding against the City of San Bernardino. The
applicant further agrees to reimburse the city of any
costs and attorneys' fees which the City may be required
by a court to pay as a result of such action, but such
participation shal not relieve applicant of his
obligation under this condition.
Site plans, floor plans and elevations of the homes
shall be submitted to the Planning Department for review
and approval of the Development Review Committee.
SPlcms
doc.pcagenda
TT12872C
4-22-88
.
...
.
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o
ATTACHMENT H
RICHARD MILLS ASSOCIATES
.. '-.w... . __ CUe "mongo. ClIllcnlla 91730 . (7.4) _175.
March 30, 1987
poreaast DevelopDent
736$ Bel~n AVenue
Rancho CUcallOnga, Ca. 91 7 30
Subject: ~act 12872, Little Mountain Drive, San Bernardino,
California.
aeference -AR. Geotechnical Investigation for the subject
tract (for.erly Tract 12206) by Richard Mills
Associates, dated March 11, 1982.
aeference RB.- Letter addressing bedrock cut slopes for the
subject tract by Richard Mills Associates,
dated March 25, 1982.
Jeference -CR. Tentative tract map for the subject .ite by
L. D. Lansing, dated December, 1984.
o.ntl-.o.
Per the request of Mr. Joe Carmen of your office, we
bave reYiewed the referenced report and plans. The purpose
of our reYiew was to c~nt on the stability of the proposed
cut slopes tbat will be constructed during the grading
operations at the subject tract.
The proposed cut slopes will be located primarily along
the southerD boundary of the tract.
The site Ues in the Sbandon Rills ares which is
typically underlain by rocks of the Pelo.. schist foraation.
The.. rocks are ,nerally wellfoUated. The foUation
within the rock ..terials could produce planar feature. which
could act as slidill9 surfaces contributing to potent.hl
inaubiUt.y. Therefore, . t.he,eolOCJic subility of any
proposed cut. is det.eralned primarily by the orienution of
t.he cut. i~ relation to the orientat.ion of the foliation.
preU.inary dat.a indicates tbat proposed 2.1 cut slopes
should be st.able.
lHOLO$Y
----
11_
.
o
o
Howev.r, becau.e larlJ. "ar1a~ion. in attitud.. are knOWft
to occur witbin ~ _erlinlJ rock within .hort eU.tanc.s, it
is rec{ l~ed that aonUnuou. CJeolOCJic in.pection be
lI&illtailled durilUJ dope coll.truct:ioll so that allY variations
call be detected, ..aluated, aDd any nece...ry r...sial
....ur.. taken without d.lay of th. proj.ct:.
V.ry truly youn,
llICIIARD MILLS ASSOCIA'rIIS
/~-f-
87-114-01
B. Duane Lyon, P.B.
Pr.8id.nt
IlCB UU77
Bxpir.. 12-31-89
"
RIO-lARD MILLS ASSCCIAT!;;~
~I 0((
RIC~ARD MILLS ASSOCIATf;S
I223-C Archibald A_ . CucalllOllQa. California 91730 · (714) ...1751
Kay 25, 1982
Kr. Doualas Duffy
229b N. Euclid Avenue
Upland, Ca. 9118&
Subject: Proposed bedrock cut slope adjacent to
Lots 19 end 24, Tract Number 12206, in
the City of San lernaridno, California.
&eference: &ichard Kills Associates Geotechnical
Investigation reaardina the subject tract,
dated Karch 11, 1982.
Gentlemen:
The proposed cut slope is underlain by rocks of the
Peloma schist formation. These rocks, arey to dark areen in
color, are aenerally well foliated. loliation is
metamorpbically produced Uniation of the rock ainerals
producing planar features within the rock aass which could
act as Iliding lurfaces contributina to instability.
Therefore, the geoloaic stability of any proposed cut is
deterained priaarily by the orientation of the cut in
relation to the orientation of the foliation.
In general, throughout the Shandin Bills area, the
foliation planes Itrike northealterly with aentle to aoderate
dips to the louth.* (See attached Plate 1)
A field reconnaissance of the proposed cut and
surrounding area confiras this trend, although individual
attitudes vary considerably froa the nora. (See attached
Plata 2)
'.. ...
"'!';jot":'.:';':-.: :;10- ~.-
.~ .... ..:.
The proposed cut faces northerly and is therefore anti
dip to neutral in relation to the foliation plalle..
Consequently, in the absence of adversely oriented (outward
dipping) planar features, it 1s our opinioll that the proposed
2:1 slole will be stable as desianed~ .. ......
..
... .. ..
lecause large variations in attitudes are known to occur
*Calif. Div. of Kines and Geolo8Y' Special &eport 113-1976.
GEOLOGY
f'OUNDAnON ENGINEERING
TESTING
h., . --..w..-_
0((
o~(.
witbiD tbe .elo..a scbist withiD sbort distancas, it is
reeo..aDded tbat eODtiDuOUS leololie iD.pec~ioD be ..1DtalDed
duriDI .lope eODstruetioD .0 that aDY variatioD. e.D be
detected, evaluated aDd .DY D.e....ry r.m.di.l .easures taken
witbout del.y to tbe proj.ct~
Very truly yours,
-Q:HAIlD MIL
Ucbard B. Hills
Pre.id.Dt
CEG 1114
W-23
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t . J.o_.-.,.. ..' ~_OI'''.''l''''",,' .
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.... . ~ .! .: "" '. I' \' '... eo .:~.
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:., I!.... ." I \ I'-! .. ~'f , . :'t-~.. .
~ \/;.,';' I \!\' "'.... , \'...
;: Plate 1
.
o
(( Tr 12206
Slope Study Lots 19&24
. ; 10 Indicates Attitude of Foliati
'<tt.' Rlellard Mill. "nOel.'..
,
,-,
'~~~~~;;M%':t~; ,.
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GEUTI>CIIN1CAL
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MILLS ASSOCIA Tf;S
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Engine.ing GeolollV
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Soil Mechanics
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RICIIAlUl HILLS. ASSOCIATES, INC..
922J-C ArchIbald Avenue
Rancho Cuca.onsa, Call1ornla 9113u
(114) 989-1151
GEUT~CIINICAL INVESTIGATION
Tract Nuaber 12206
for
DOUGLAS DU FFY .
2296 N. Euclid Avenue
Upland, California 91186
Harch 11, 1982
~ 82-23
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1~IClIARl) HILLS ASSOCll\TGS
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RICKARD HILLS ASSOCIATES, INC.
9223-C Archibald Avenue
Rancho Cucamonsa, California 911JU
A Geotechnical investigation was conducted at Tract
Number 122U&, San Bernardino, Ca1lfornl.a, for the prol'Oged
condominium complex, during February 1982.
SCOPE
The purpose of our investigation was ,to provide
information on the nature, distrIbution and strength of the
existins sol1s, and recommendations for: (1) grading
procedures, (2) estimates of shrinkage (or swell) and
subsidence that will occur during grading, (3) allowable soil
bearing pressure and types of foundations for the prolJosed
structures, ~4) types of floor slabs, (5) lateral earth
pressures for retaining wall design, and (6) seismicity of
the site. Our investigation consisted of a field
exploration, laboratory testing of typical sol1 type,s, a
review of the information obtained in the exploration and
'testing phases, and preparation of this report. The
conclusions and recommendations presented in this report have
been prepared with generally accepted engiueerins principals
aud practices, and have incorporated federal, state and local
laws, codes,' ordinances and regulations which in our
~
professional opinion are applicable at the time of
preparation of thIs report.
Appendix A,
the methods and
exploration and
and the results
which is attached,
equipment used In
laboratory testing
of our laboratory
contains a description of
performlns the field
, logs of each test hole,
tests. Definitions of
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r"''lIrl'^I''lI''\ '.tlll C' ^C':"t""'f""\rIA"'-C-
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technical terms and symbols used in this report are thode of
the AmerIcan Society For Testing And ~Iaterlals (ASttl U(53).
The stratigraphic lines presented on our test hole logs
represent the approximate boundaries between sull typeN, and
.the transistion may be grsdual. The lugs show subsurface
conditions at the dates and locations indicated, and msy not
be representative uf subsurface conditions at other locations
and tilDes. Should soil conditions be encountered. durins
construction that appear different from those shown in this
report, this office should be notified immediately so that
our recommendations may be re-evaluated.
PLANN~U USAGE
It is our understanding that the subject site is to be
used as,s multi- family residential development consisting of
either one or two story wood frame structures. Structures
will have concrete floor slabs on grade. The Plot Plan used
in this report Is based on the tentative map for Tract Number
1220&, prepared by J. K. Wilson, Clvll Engineer, Upland,
California. This report has been prepared prior to
completIon of the grading plan. The final rough grading plans
should be reviewed by this office prior to the start of
grading operations so that our recommendations may be
verified.
SiTE CONDITIUNS
The sitl is bounded by existing single family residences
to the north, Little Uountain Drive to the east, a vacant
fIeld to the south, existIng single family residences and "
vacant field to the west. Irregular in shape, the
approximately 40 acre site is vacant. Site topography Is
planar, sloping approximately 6 percent to the north in the
northern portion of the site, with moderately steep hIlls In
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'~ICI.IAI~() r 111. LS NiSOCl^Tr;S
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the southern portion of the site.
ExJs~ing vegetation con.ists of annual weeds and
grasses.
No major .urface features were noted during the field
exploratIon uther than se~eral end dump piles ond cuncrete
rock plies, as indicated on the pfot plan.
SUBSURFACE SOI~ CONDITIUNS
Soils encountered at the site co,isisted of loose to
medium dense silty sands underlain at an average depth of 4.0
feet by silty sand or sand and gravel mi~tures to the maxImum
depth penetrated. lIowever, in the vicinity of 80ring No. J,
highly weathered bedrock was encounteed at a depth of 2.5
feet. 'rhese materials are basicsl1y coarse grained,
non-plastic, non-expansive, and contain negligible sulfate
concentrations.
Ground water was not encountered in any of the test
holes and no natural drainages were observed. The subsurface
soils have essentially uniform permeabIlity characteristics.
It is. our I'rofessional opinion that groundwater will not
create any problems during or after construction.
RECOHHENDATIONS
GllAUING
The native soils are suitable for placement as fi 11.
~ .
However, In place density tests indicate that the soiis in
the upper str!lta are loose and compressible; therefure,
'. undercutting and construction of compacted soii mats in the
building pad areas will be ~equired. Uur recommendations for
preparation of the existing soils and rough grading are
presented in the attached Appendix B.
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l;lIClIAI~[) 1111, L.S I,SSOCIA II;S
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SHRINKAGE & SUBSIUENCE
The density of compacted fill and the density of the
existing suil are usually not the same; therelure, uue cubic
yard of excavatIon will usually no~ produce one cubic yard of
fill. Shrinkage Is the reduced volume of the fill produced
by one cubic yard of excavation that occurs when the density
of the' existing soils are less than those of the proposed
fills. A shrinkage factor must be applied to the vulume ~f
excavation when det'ermining the volume of fill that the
excavation will, produce. Subsidence refers to the fact that
a cubic yard of earth measured by cross-sectloning before
being compacted in place will occupy less volume than a cubic
yard being compacted. The loss in volume is represented by a
change in. thickness, thus, a Subsidence factor must be
applied to all areas that are going to be compacted in place.
lIased on our field and laboratory density tests and
observations, we have estimated the shrinkage and subsidence
factors of on-site soils as follows:
Shrinkase factor - 15% for soil removed and replaced
as compacted fill.
Subsidence factor - 0.25 feet.
Al though these values are only approxi.Qat e, they
represent our best estimate of lost yardage which will likely
occur during grading.
FOUNUAUON
Spread f08tings or continuous footings are recommended
to support the proposed structures.
If the
Cradinl; are
1500 pounds
recommendations in the previous section on
followed, footings DJaybe designed for loads of
per square foot. Footings should be established a
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1~IClI^PD IIILl.S ^""IV" ,^' ~~
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mInimum of 12 inches below the loweat adjacent grade and have
a minimum width uf 12 inches.
Soils at the subject project are granular in natura and
are considered non - expansive. Therefore, no relnforcins
steel will be required for footin'g.
SLAIIS ON GRADE
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The soils underlying the subject project are classified
as, SM and SP or combination of these types. Subject to
co.pliance with the grading recommendations contained in this
report, the soils of the subject site will be in a dense
state. Consequently, we recommend the use of Type 1,
unreinforced slabs 011 grsde for residential floor slabs un
the subject project. Type 1 floor slabs have a nominal
. thickness of 4 inches and sre divided into squares or
rectangles using weakened plane joints, each with maximuM
dimensions not exceeding 25 feet. If weakened plane joints
are not planned, then the slab shall be reinforced with
6x6-10/10 welded wire fabric.
A base course capi~lary break is not required for slabs
on grade at the subject project. However, it is recommended
that a moisture barr,ier ,consisting of s two inch layer of
sand underlain by an impermeable membrance, 10 JlIil in
thickness, such as visqueen, properly lapped and sealed be
provided. It is further recommended that positive drainag~
away from all structures be provided.
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LA'fEIlAL LOADS
Lateral loads may be resisted by sol1 friction and the
passive resistance of the soil. The following parameters are
recolI.ended for soils used as borizolltal backfill in a
compact to dense stste.
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1~ICI.IAP.D l'lILLS N;~;ocI/.l.Tr;;S
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Active Earth Preysure - equivalent fluid pressure
of a fluid with a unit weight of 40 pounds per cubic
foot. (Cantilever walls)
At rest earth pressure - equivalent fluid pressure
of a fluid with a unit weight of 6U pounds per cubIc
foot. (Bryced walls)
Passive Earth Pressure - equivalent fluid ~ressure
of a fluid with a unit weight of 325 pounds per cubic
foot.
Coefficient of Friction (Soil to footing) - .35
Unit Weight of Soil - 112 pounds per cubic foot.
SElSHIC EXPOSURE
The proposed condominium project lying at the northerly
edge of the Shandin "ills, southwesterly of the intersectiou
of Windsor and Horgan Streets, in the City of San Bernardino,
is not within a currently established Alquist-Priolo Speeial
Studies Zone.
The nearest Special Studies Zones as shown on the San
Bernardino North Quadrangle, in which the site is located,
are for tho San Andreas fault approximately 1;1 miles to the
northeast and the San Jacinto fault approximstely 1.3 mIles
to the southlest. No additional study zones have been
established by the City of San Bernardino in the vicinity of
the project.
The flat northerly portion of the tract is underlain by
well drained granular alluvial soils and the southerly
hillside portion byshistose bedrock.
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The water table is in excess of 100 feet below the
ground surfa~e. Consequently, liquefaction is not considered
a hazard to this project. It is not exposed tu tsunllllls ur
seiches and is not on or In the path of any known landslide.
It is therefore our opinion that no further geulogic
investigation in regard to seismicity is required at this
site. Structures and foundations sho.uld conform to all
seismic requirements of the Uniform llul1ding Code and the
City of San Bernardino Dep~rtment of Building and Safety.
BEDROCK SLOPE STABILITY
It ,is our u~derstandlng that the proposed development
will be constructed primarily on the planar portion of the
site and that the bedrock portion of the site will r~maln
natural. however, if any reviaions to the original design
are made that would eutail cuts Into the bedrock areas,
this office should be notified so that an evaluation of the
stability of the bedrock cuts can be evaluated.
CLOSURE
The findings and recommendations in this report were
prepared In acc,ordance with generally accepted engineering
principals and pra~t~ces. No other warranty, either
express~d or implied, 1s made. This report has been prepared
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PIClIARD 1'111.1.'5 A,,-;rv"A,rc
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for Douglas Duffy, to be uSed solely for design purposes.
Anyone using this report for any other purpose must draw
their own conclusions regarding required construction
procedures and soil conditions.
Respectfully
RlCIIARD HILLS
submitted,
ASSOClA'r~S
/'4-1-
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E. Duane Lyon. P.E.
Vice President
RCE '24817
112-23
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Rlel.IARD HIl.LS A<;';;(lCI,\ rr:s
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APP~NDlX 'A'
Field Investigation
and
Labor,atory Tests
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Plr, fA"'''' , "I I"" '" "'''''-r. A ..-.....
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FIELD EXPLORATION
The field exploration consisted of 10 test holes
excavated to a maximum depth of 12.5 feet. The test holes
were excavated with a backhoe usinS a 24-lnch wide bucket.
The location of test hole. were approximately located by
cloth tape and compass, using the topographic features noted
on the plan indicated in the "Planned O.age" section of this
report as a reference. Elevations of test holes were
approximately determined with a hand level. The location and
elevation of the test holes should be considered accurate
only to the degree implied by the methods used.
Th~ soils encountered during the exploration were logged
by our field engineer. Identification of the sol1s was lDade
using the field identification procedure of the Unified Soils
Ciassif ication System (ASTli 02488). A legend indicating the
symbols and definitions used in this classifiction system is
attached as Appendix A-l1 and a legend defining the terms
used in describing, the relative compaction, consistency or
firmness of the soU is attached as Appendix A-18. Bag
samples of the major soil types were obtained for laboratory
inspection and testing, and the in-place density of the
various soil strata encountered in the exploration were
determined by the sand volume method (ASTM UI556).
A log oil eac,h test hole was prepared by' one of our
staff. The log contains factual information and
interpretation of the soil conditions between samples. The
stratum indicated un these logs represent the approxillate
boundary between soi! types and the transition lIay be
gradual. The logs of the test holes are presented as Plates
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PICIIAI~D' lILI.S ASS<.JCI/\lGS
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A-I through A-IO and a plot plan showing the approxllnat.e
location of each test hole is attached as Sheet I.
LABORATORY TESTS
Particle Size Analysis
Particle size analysis
samples of the major soils
holes in accordance to the
was performed on representative
types encountered in the test
standard test methods of the
American Society for Testing and Materials (ASTH U422). The
hydrometer portion of the standard procedure was not
I'erformed and tlie lIaterial retalned on the , 200 screen was
washed.
~Iaxlmum Density
The maximul' density and
determined for the major soil
holes useing the standard test
D).
optimum 1I0isture content was
types encounterd In the test
methods of ASHI D1551 (method
Direct Shear
Direct shear tests were performed on representative
samples of the major soil types encountered In the test holes
using the standard test methods of ASTK D3080 (consolidated
and drained)~ Tests were performed on a sample. Remolded
samples were tested at 90% relative compaction.
Shear tests were performed on a direct shear machine of
the strain controlled type. To simulate possible adverse
field conditions, the samples were saturated prior to
shearing. Several samples were sheared at varying normal
A 2
I::!IO I/\I~LJ 1111.1.'3 NjS<X..I^!CS
0,
o
loud.. and the, r.eaults .>lotted
internal frictIon and cohesion of
to establish the uncle
the tested samples.
of
Compression Tests
Compression tests
representative samples.
relative compactionr
were
Rellolded
performed
sa.ples were
on re'Dolded
tested at 90%
Compression tests were performed on a conso1idometer in
which the sample is cOllp1etely confined laterally. Uurins
testing the sample rests on a fixed porous stone at the
bottom of the device and normal loads are applied in
increments through a 1I0vable porous stone at the top.
Settlement accompanying each increment of load is lIeasured by
dial Indicator reading to .0001 inches.
To simulate possible adverae field conditions, 'Dolsture
was added to an axial load of 1,000 pounds per square foot.
Test Results
Test results for all tests perforUled
project are shown in the attached plates A-II
on the subject
to A-16.
~
A 3
Dlr! IAr"'f"
. ,..._.- .. .--
.
o
"
:'
"
..
12.3 99.5 no
"
"
2,.5 .
"
12.3 R7.1 70
. ..
,
,5.0 5.2 .94.5 76 .
"
82-23
7.5
10.
12.
15.0
~
::
511
loose and vp.ry moist. .Iarl: br(l\'," silty fine
to coarse s1llld ~/i th !Iravc 1 s .
.'
"
"
"
..
"
..
"
511
p
o
BORING NO. 1
DATE DRILLED. ?-17-n7.
LOCATlCl'I. SP.P. Plot Plao
"
Ilc,liutl rtensc an,1 r1oist. 1 ic'ht brtw," si lty
fine to coarse silnrt ~Iith nravel illlIl traces
of cohhles.
"
"
':
" .. "
"
"
..
'.
.. ,
"
"
" , -
, '.
"
"
: ..
BORING LOG
Richard Mills Associates. Inc.
,,, AT!:' A-I
.
o
o
BORING NO. 2
DATE DRILLED. ?-l ~-f\7.
LOCATION. Sep. Plot Plan
2.5
5.0
6.[ 00.4 71
7.. 92.n 74
7.5
10.0.
2.5,
5.0,
n7.-23
83
.. :
,
, .. ,;
.. ,
"
"
: ..
.,
"
" '.
"
"
..
"
"
..
"
.. "
"
"
,
.
"
. "
"
Iledi UIII dp.nsp. and vp.ry tIOi st. dal'k br{)~1r1 silty
fi ne to coarse sand t/i th !,ravel s.
SII I.oose and laoist, li!1ht hl'OI'1fi silty fine to
coarse sand tIlth !lravel and tracp.s of cOhhles.
........
:'.:'.::'~ SP/Slllinht brB-IO sliflhtlv
':. '.:,:~ with nravnl. .. .
:-'.::. (
. .', .
'.:' '.
'. '. ..
>?:
" '
.'
"
..
,.: ~: (
,
,.
~
s i 1 ty fin/! 1.0 Cllars/! sand
BORING LOG
Richard Mills Associates. Inc.
ft, AOP-
A-:!
.
BORING NO. :I
DATE DRILLED, 2-12-n2
LOCATION. SP.P. Plot Plan
" ..
'. finn to coarsp. sand I'ti th
.
"
:
'. :
2.5
5.0
7.5
10.0
12.5
~
15.0
112-23
Ilin.,,!, ~ll'!I\t,l1!!rf!d. nra,v r.!Jloril;!! schist.
I
I
I
I
I
I
I
I
,
I
I
"
i
I
I
I
,
I
,
BMIt{; LOG
Richard Mill, As,ociate" Ille.
", liT!:' A-1
.
o
o
BORING NO. 4
DATE r)RILLED, ~-17.-:;2
LDCATlCN. See Plot P1M
"
, .'
51'
ltertit.,. ri!'ns/!,ilnri "p.r" l'1oist. I>rlllln silty fin!!
sancl ~,i th traces of rr.rthr, Silnll.
"
9.11 111.11
1\7.
'.
" '. "
.
2.5 '
2.:l "ll.ll
1Fo
'.
"
,5. 4.0 .8.6
::-..,'
.... ::.:
. ""
...:.:: :
.t, .
,'0 '. .
...... .
.....:. '
" .
::.':
.' .
'. "
SP/SII I)ry, tan slinhtly silty fine to 1'K!cliulII sancl.
,..
, "
',:::. :
7.
to:',
: ,.'
.. '
.... .
" ,
'. "
'0"
,': ..
" "
,10.
:' :
..
"
..
..
"
"
12,
~
15,
BORING LOG
82-2J
Richard Mills Associatl:s. [IIC.
PI-ATE ^-II
.
I
-7,5
12..
15.
82-23
2.5
5.0
10.
11. 'i 117.9 95
~
..
" "
BORING NO. 'i
DATE DRILlED. 2-12-112
LOCATION. Scn Plot Plan
"
" '.
Vl!I"y 111111$C ~ncll'lOist. tl~rk hrmm silty fine
to co~rse sanrl with nravp.1s.
" "
'. .'
.. ,;
:
"
,
..
"
'.
:::.\\W ;P/SIl I,inht hr~'1n Sllnht1y s11 t.y filiI'! to coarSI1
..,.", santl ~,ltlJ r.ravr.L
.::....:.:..:
....... I
....... (
.... .
........ ,.
....
',':
, "
..
, .
....
"
"0 .
'" .
. ,
.... ",
'. .
':'.: "
.
"
, "
..
BORING LllG
Richard Mills Associates, IlIc.
ft, ."P~ A,.
.
.
9.5 102.2 112
" SI!
..
" "
'. . I
..
.. ..
.. .'
..
"
'.
"
, SI!
-,
.' .'
'.
2.5 11.0 10r..3 111
11.0 109.3 92
5.0
:'::::/51'/S'1
....:: '
. '"
0:.: 0: ::
....:
-.
"0". "
.....
, .
. .
.... "
.' ,
',:'.: "
0,. "
:.,' .: ",
.,
7.5
10.
:- .'
.' .'
.'
1~.
~
15.0
82-23
BORING NO. r.
DAT2 DRILLED. 2-12-/12
LOCATlCN.
S!!e I'lot PIiIIl
Oense and r.lIli st. llar~ bro~1Il silty fi ne to
coarse sam!' ~1i tit !lravels.
Very dense an. I Cloist. brOlm silty fine sand
with traces of nerlillll! sand.
Lill1lt brown slirdltly silty' fine to coars!!
sanl! ~Ii tll llrave 1.
BORING LOG
Richard Mills Associates. Inc.
PI IITt: ^-/\
.
~:
9.5 101.4 06
2.5
0.0 106.1 05
,5.0
7.5
10.0
" 12.5
~
.
15.0
.
:
82-23
"
" " .
, "
"
..
,
"
"
: : " 511
" .'
"
"
ElORING NO. 1
DATE DRILLED, 2-12-q2
LOCATION. See Plot Plan
Ilense ami J'lOist, llarl: hrlll'm sil ty fine to
cnarse sand with nravels.
li!J'lt hro~m silty fine to coarSe saod ~Iith
!Jravcl and traces of cobbles.
"
i/?/:
10....
PIS'!
:.....
....
, ,
....
:.::
, ,.
,
Unht hro~m slil]htly silty filiI! to coarse
silnd ~Ii th llravel. '
", "
"
"
BORING LOG
Richard Mills Associates, Inc.
.
o
o
~ING NO. R
DAT~ DRILLED. 2-12-1l?
LOCATIO-II See Plot Plan
?.9 106.:1 35 "
2.5
2.6 99.3 00
"
.. " 51.!
..
" "
'.
"
"
..
"
5.0 1.9 94.5 76
7.5'
"
0.0
I, ),2:5.
~
15.0
32-23
/1ellilll'll1ensl! all/i '/I!ry rlolst. lI~rl: hro~1Il silty
fine to r.n~rsll unci l'/ith C1ravels.
/1cdi 1Ir.1 densll ancl rIOi st. 11 !Ih t brOl'/O silly fi ne
to coarse Silnll wi th !lrave1 and traces of
cohb1es.
BORING LOG
Richard Mills Associates, Inc.
'" AT'" A_n
.
15.0 96.5 7n
2.5
13.( 105.r f\4
,5.0
7.5;
10.0
12.5
IS.
82-23
7.~ 99.( /l()',
-
BORING NO. 9
DATE DRILLED. ?-12-R2
LOCATIO'h See Plot Plan
OP.IlSP. nnll very "JOist, Ilnrk hro~1I1 silty fine
to coal"Sf! snilll ~,i th nrnvl!ls.
, "
11ediunl dp.nse alllt noist. lillht hroun silty
fi ne to coarse sanel ~,ith IJraVl! I and traces
of col,b les.
"
" "
"
..
" "
:::;";'.,' PiSll
" ....
o. .
o. . .
o. .
" .0
Li!1"t hrown slilJhtly silty fine to coarse
sand ~,; th IJrnvl!l.
..
.. :
I "
0
0 0,
0 0 ,
'.
'0
BORII'-ki LOG
Richard Mills Associates . 1/1' 0
ft. AT,. ^..n
.
.
~ING NO. 10
DA'jE DRILLED, 2-12-112
LOCATlCN. See Plot Pliln
12.5
15.0
82-23
~
BORING LllG
Richard Mill, Auociates, Inc.
_, 0__ ^_ In
o
0--
Test Method: A.S.1.M. 0422
Unified Soils Classification Syst~H
Sieve % Passing - Sail/pIe Location
Size B-1 @ 2.0' B-1 @ 4.0' B-2 ~ 8.0' 0-4 @ 2.0'
- '
3" 100 100 100 100
1 1/2" 100 96 100 100
3/4" 99 93 96 1110
3/8" 95 88 90 99
114 88 III 33 911
118 82 74 76 98
1/16 75 60 65 97
1130 67 60 45 91
1150 59 51 21 66
11100 49 42 9 31
11200 32 28 5 18
Class S~l S/1 SP/S/t S/1
~
illYE ANAL YSI~
I 82-23
Ric/lard Mills Associates. IlIc.
PLATE A-ll
.
.
130
....
....
.
::J
~ 125
~
t:
....
>.
....
'...
.. 120
Ii
~
~
82-23
o
o
o
5
10
15
20
25
" Moisture of Dry Weight
Material: Dark br~," silty fine to Sample Location: [1-1 (l2.0'
~ coarse sand with !)rave1s.
Maxinun Density: 124.5 pcf
Optinun Moisture: 10.5%
MAX IMUM DENSITY
Richard Mills Associates, Inc.
PI AT/: ^.l~
.
.
.-.
.\.1
130
.
....
...
::J
~ 125
.. /b
.Q
.....
c::
'...
>.
....
.'...
.. 120 ...
G
~
>.
d
o
5
/0
/5
20
25
% Moisture of Dry Weight
Material: l.i!1ht hr()loln silty fin!! tn S,,"ple Location: IJ-l 04.0'
~ coarse sand ~'ith qravel and traces of cohb1!!s.
Maxillun Density: 125.0 pcf
Optinun Moisture: 9.m:
MAXIMUM DENSITY
82-23
Richard Mills Associates, IlIc.
PLATE ^-11
.
4
.v
I
.
...
....
~
~
..
.Q
....
t:
'..
>.
...
'..
..
Cj
~
>.
~
02-23
125 ~
120
~
115
o
5
10
15
20
25
" Moisture of Dry Weig/lt
Material: Brown sfl t,y fine sand Sample Location: 0-" A ?.O'
with traces of plE!diUM sand.
Maxin':n Density: 119.11 pcf
Optinlllll Moisture: 11.!ir.
MAXIMUM DENSITY
Richard Mills Associates. Illc.
PLATE A-14
.
..
2.5
....
0 2.0
~
j
~ 1.5
Cl.
..
Cl.
'..
llc:
c:
'..
.
II>
U I .0
~
....
..
'..
..
~
iii
II> .5
6i
;;'"
o
o
.5
1.0
1.5
2.0
2.5
Load in Kips per Square Foot
,,= 290
Dry Weight SaJI"le: 11 VI pc f
Material: ~ nar~ tlrr\'/r s ill;\' fi nl' t;ll
c()ar~(; sawt ~,.' th rravels.
c = 1'1/j psf
% Moisture: l~. I
SaJ/~le Location: Po-I n ~.~'
.sHfAILIlli
:J2-23
Richard Mills Associates. Inc.
PI AT': A-IS
'.
.
0.0
0.1.
0.2
0.3
0.4
0,5
0.6
0.7
0.8
0.9
1.0
1.1
1.2
1.3
, 1.4
,
i
Load in Kips per Square Foot
.4 .5 .6 .7.8.9 1.0
20
30
40 50 60 TO 8.0
. . . . . .
.
.... .
-r )..----
.........
,
~
Dry Weight Sallple: 112.0
Ibs/cu. ft.
I.bter io I: Oilrl: I>rOloln silty fl"pe to
coarse sand ~/lth "ravl'ls.
% ~bisture in Salple:
Start 11).<; Finish 11;.2
Sallple l..ocotion: 0-1 A 2,11'
*SraciMI!n ~/as siltolrilted under a loilcf of 11)'10 11S&.
82-23
CONSOLIDATION TEST
Richard Mills Auoc;iates, IlIc.
. ..
....
~
&
..
~
,~
c:
....
Ii
'...
....
~
....
~
~
<.
..
"
,
.
. ..
o
~
APPENDIX B
GRADING
RECOtlHENDATlONS
o
n,rt ~."\I"ln I fll I"'" ,,-,....-/-,.. ,._
..
...
o
o
GENERAL DESCRIPTION
This section of this report sholl cover all clearing and
grubbing, removal of existing str~ctures, preparation of land to
be filled, filling of the land, spreadIng, compaction and control
of, the fill, and sll subsidiary work necessary to complete the
grading of the filled aras to conform with the lines, grades and
slopes as shown 011 the accepted plan,s.
, The laboratory standard used to establish 100% compaction and
optimum moisture shall be ASTH 01551. Method D sholl be used if
,the amount of material passing the 3/4 inch size excedes 10% by
weight; otherWise, method ^ sholl be used.
CLEARING AND GRUBBING
I) All structures marked for removal, timber, logs, trees,
brush and other rubbish shall be removed and disposed of off the
site.
2) A thorough search should be made in the vIcinity of all
existing structures to be removed for possible underground
storage tanks and/or septic tanks and cesspools. If found, tanks
should be removed and cesspools pumped dry.
,3) Concrete irrigation lInes (if any) shall be crushed in
place and all metal underground lines sholl be removed from the
sIte.
~
4) All trees to be removed shall be pulled in such a manner
so as to remove as much of the root system as pussible.
(. 5) All cavities ,created during clearing and srubbing
operations shall be cleared of deleterIous material and
'"
,! backfilled with soils compacted to a minimum of 90%, relative
D I
..
~
o
o
compaction.
ORIQINAL GROUNU PRKPARATI0N
I) After the site has been properly cleared, all vegetatIon
and topsoil containing the root 'systems of former vegetation
shall be stripped from areas to be graded. Haterials relDoved in
this stripping process lDay be used as fill in areas designated by
the ,soils engineer, provided the vegetation is mixed with a
sufficent amount 'of soil to assure that no appreciable settlement
or other "detrIment will occur due to decaying of the organic
utter. Soil materials containing 1D0re than 3% organics shall
not be used as structural [ill.
2) Building pad areas in cuts shall be undercut to a depth
of 1.0 feet for single sto,ry structures, and 1.5 feet for two
story structures. The exposed surface shall then be scarified or
blade mixed an additional 1.0 feet, watered as necessary, and
cOlDpacted to a minimum of 90% relative compaction.
;' grade for
. grade for
.
,
scarified
3) Building pad areas in fills less than 1.0 feet for single
story structures and 1.5 feet for two story structures and
building pad areas which are partially in cuts and partially in
fills shall be undercut to a depth of 1.0 feet below finished
single story structures and 1.5 feet below finished
two story structures. The exposed surface shall then be
or blade mixed an additional 1.0 feet, watered as
necessary, and compacted to a minimulD of 90% relative compaction.
~
I
"
i
4) Building
1-
; fill outside the
pad areas in fills greater
building pad areas shall be
than 1.5 feet and
scarified ur blade
;
;.-
I
';
,
B 2
'''')Jrll^n'.... '.111 I r'" "',-.,..._.-, ......,_,-
~
0,
o
IUixed to a dep~b of 1.0 feet below original g-ade, watered as'
necessary, and compacted to a minimum of 90% relative compaction.
5) Ilulldlng pad
s,i t e that s t ruct ures
areas uhnll be def lned
us t.hnt.
Itll r t
fJf th c
are to be
pla~ed
Plate
and a dIstance of 5.0 feet
beyond all bulldillg lines.
B-1
Jummarlzes
our
recommendations for original Ground preparation.
FILL MATERIALS
Materials for the fill shall consist of ..aterlal from the
site or granular non-expansive import material approved by the
sol1s engineer. The ..aterials shall be free from vegetable
satter and other deleterious SUbstances, and shall not contain
rocks or lumps of a greater dimension tban is recommended by the
soils enSlneer.
PLACING AND SPR~ADING OF FILL
I) The selected fill material shall be placed in layers which
when compacted will not exceed 6 inches In thickness. Each layer
sball be spread evenly and shall be thoroughly blade mixed during
the spreading to insure uniformity of material in each layer.
2) When the moisture content of tbe fill material 1s below
" 'that recommended by the soils engineer, water sholl then be added
,
'until the moisture, content is as specified to assure thorough
bonding during the compacting process.
~
, 3) When the 1Il0lsture content of the fill material is above
,
. thatreco....ended by the soils engineer, the fill material shall
:'" be aerated by blading or other satisfactory methods until the
A soisture content is as specified.
"
B 3
fJlrl"',I:'l'-\ '.tll I r::- "C~,.... '" ..,
,~
o
o
COHPACTION
I) After each layer has been placed, mixed, and spread
evenly, it sholl be thuroughly cuml",ctl!d I'u not leNa than 9Ui:
rt!lative colapaction. Compa,ction sha~l be by sheepsfoot rollers,
or, other types of roller as appr,oved by the soils engineer.
Rolling shall be accomplished while the fill material is at the
specified moisture content. Rolling of each layer shall be
continuous over its entire are,a and the roller shall make
sufficient trips to insure that the desired density has been
obtained.
2) FUl slopes shall be compacted by means of sheepsfoot
rollers or other suitable equipment. Compacting operations shall
be continued until the slopes are stable but not too dense for
planting and there is no appreciable amount of loose soil on the
slopes. Compacting of the slopes may be done progressively in
Increments of J to 5 feet in fill height or after the fill Is
brought to Its total height. Slopes may be over filled and cut
back in such a manner that the exposed slope faces are stable.
3) Field density tests shall be made by the sulls engineer
of the compaction of each layer of fill. Density tests shall be
..ode at locations selected by the soils engineer providing not
l less than one test for each 2.0 feet of fill height and also
J
j provided that at least everyone thousand cubic yards of fill are
~ tested. Where fill slopes exceed four feet in height their
I
i' finished faces shall be tested at a frequency of one test for
leaCh 1000 square feet, of slope face. Where sheepsfoot rollers
~ are used, the so"J.I may be disturbed to a depth of several Inches.
..
t Density reading shall be taken In, the compacted material below
"
'.
f.. the disturbed surface. When these readings Indicate that the
;!. density of any layer or fill or portion thereof is. below the
J.,
'/' required density, the particular layer or portion shall be
...
I' reworked until the required density has been obtained.
.'
),
,
.
~
B 4
.
RIO IAr.>n Ivlll I ~ Ar<o:rv', ^ T__
,
'-'
,
\ ~..
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I 7\0
.;
I .
I '.
, 'f
j 'f.
" .
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.3
.
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4) Tbe fill operation sball be continued
cOlDpacted layers, or as specified above, until
brought to the finished slopes snd grades as
accepted plans.
in six inch (6")
the fill has been
shown on the
SUPEKVISI0N
I) Site preparation of all areas
Inspected and approved by the soils
placement of any fill.
to receive fill shall be
engt'neer prior to the
2) Inspection by the soils engineer or his representative
shall be made during the fill and compacting operations so that
he can certify that the fill was made in accordance with accepted
specifications.
SEASONAL LIHITS
No fill material shall be placed, spread or rolled while it
is frozen or thawing or during unfavorable weather conditions.
When the work is Interrupted by heav1 rain, fill operations shall
not be resum~d until field tests by the soils engineer indicate
that the moisture content and density of the fill are as
,
,
~ previously specified.
.j,
,
".
~
TRENCII BACKFl LL
Trench backfill within street rlUht oJ ways shall be
COlDpacted to 90% relative Compaction as determIned by the ASTH
01557 test method. Bsckfill may be jetted as a means of initial
compaction, however, mechanical compaction will be required to
obtain the required percentage of relative cOlDpaction. If
8 5
I<ICI-JA;~D HILLS ^SSOCIAI r;s
,~
\
...
I
.l
o
o
trenches are jetted, there muat be a suitable delay for drainage
of excess water b~fore mechanical compaction is applied.
,
,
\
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,
.
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j
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r
"
~
~.
.
i
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B 6