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CI'IC> OF SAN BI!RNARDIO - RI!QU~ FOR COUNCIL AC'O)N
Date:
Frank A. Schuma
Planning Director
Planning
December 21,1984
Subject:
Appaal of Tentative Tract No. 12824
and Conditional Use Permit No. 84-53
From:
Dept:
Mayor and Council Meeting of
January 7, 1985, 9:00 a.m.
Synopsis of Previous Council action:
Previous Planning Commission Action:
At the meeting of the Planning Commission of December 4, 1984, the
following action was taken:
The applications for Tentative Tract No. 12824 and Conditional Use
Permit No. 84-53 were unanimously approved based on findings of fact
contained in the staff report dated November 7, 1984 and subject to
the conditions and standard requirements listed therein.
The Negative Declaration for environmental review was also approved.
Recommended motion:
That the hearing on the appeal be closed and the decision of the
Planning Commission be affirmed, modified or rejected.
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Signature Frank A. Schuma
Contact person:
Frank A. Schuma
Phone:
383-5057
5
Supporting date attached:
Yes, Staff Report
Ward:
FUNDING REQUIREMENTS:
Amount:
Source:
Finance:
Council Notes:
75-0262
Agenda Item No.
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~ITY OF SAN BEIOIARDINO 0- MEMORANDUO
To Ci ty Cl erk
From
Mayor W. R. Holcomb
Subject Appeal of Planning COllll1ission Decision on Date December 21, 1984
Tentative Tract No. 12824 and Conditional Use Permit No. 84-53
Approved
Date
I, hereby, appeal the decision of the Planning Commission for
Tentative Tract No. 12824 and Conditional Use Permit No. 84-53,
which would permit a 516 unit apartment planned residential
development located at the westerly intersection of College
Avenue and Varsity Drive.
The appeal is directed toward the requested density bonus
which would permit 102 additional units beyond the maximum
density allowed by the current zoning and General Plan designa-
tions for the area.
MAYOR W. R. HOLCOMB
o;V-
FRANK A. SCHUMA
Planning Director
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CITY OF SAN BERNARDINO 3OONORTH"D"STREET.SANBERNAROINO.CALlFORNIA92418
W:R. "BOB" HOLCOMB
. "'avor
Members of the Common Council
Robert A. Cut.ned. . . .. . . . . . . First W.rd
J.tl< Reilly.. . .. .... .... .SecondW.rd
Ralph Hernandez. . . . . . . . . . . Third Ward
Steve Marks. . . . . . . . . . . . . Fourth Ward
Gordon Qulel . . . . . . . . . . . . . Fifth Ward
. Dan Fr.zler . . . . . . . . . . . . . . Sixth Ward
Jaek Strickler. .. . . .. .. . . . . . .seventh Ward
December 6, 1984
Castlebar Incorporated
417 South Hill Street, #500
Los. Angeles, CA 90013
Dear Sir or Madame:
At the meeting of the Planning Commission on December 4, 1984, the following
action was taken:
The applications for Tentative Tract No. 12824 and Conditional Use Permit
No. 84-53, to permit a 516 unit apartment planned residential development
in the PRD-14U zone on. property consisting of approximately 29 acres
located at the westerly intersection of College Avenue and Varsity Drive
having a frontage of approximately 1,359 feet on the southwesterly side
of College Avenue and a frontage of 1,137 feet on the westerly side of
Varsity Drive, were approved based on findings of fact contained in the
staff report dated November 7, 1984 and subject to the conditions and
'standard requirements listed therein.
The density bonus requested for Tentative Tract No. 12824 and Conditional
Use Permit No. 84-53 was also approved.
According to the San Bernardino Municipal Code, Chapter 18.20.130., the
following applies to the filing of a tentative tract map: (This provision
would also apply to the filing of a conditional use permit.)
"The decision of the Commission shall be final unless appealed to the Mayor
and Common Council in writing. The written appeal shall be submitted to
the office of the City Clerk within ten days from the date of the meeting."
If no appeal is filed pursuant to the above provisions of the San Bernardino
Municipal Code, the action of the Commission shall be final.
cc:
Building and Safety Dept.
Engineering Division
Concept Environmental Sciences
P.O. Box 865 Lake Arrowhead, CA 92352
Jacquelyn Holz
434 N. Second St., Upland, CA 91786
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Respectfully,
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FRANK A. SCHUMA
Planning Director
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CITY OF SAN
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BERNAliDINO PLAr:J'NING
DEPARTMENT
SUMMARY
AGENDA ITEM
HEARING DATE
WARD
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~ 'Tentative Tract No. 12824 &
~ Conditional Use Permit No. 84-53
APPLICANT: Castlebar Inc.
417 South Hill Street 11500
Los Angeles, CA 90013
OWNER: Jacquelyn Holz
434 West Second Street
Upland,CA 91786
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Subject property is an irregularly-shaped parcel of land consisting of approx-
imagely 29 acres located at the westerly intersection of College Avenue and
Varsity Orive having a frontage of approximately 1,359 feet on the south-
westerly side of College Avenue and a frontage of 1,137 feet on the westerly
side of Varsity Drive. The applicant requests approval of a conditional use
permit under authority of Code Section 19.78.020.15 to permit a 508 unit
apartment planned residential development in the PRD 14 u/ac zone.
PROPERTY
EXISTING
LAND USE
GENERAL PLAN
DESIGNATION
. Resid. 8-14 u/ac.
Resid. 4-7 u/ac.
Resid. 8-14 u/ac.
Resid. 4-7 u/ac & Comm.
Freeway .
Subject
North
South
East
West
Vacant
Vacant
Scottish Rite Temple
Vacant, Sing. Fam. Homes
1-215 Freeway
ZONING
PRD-14
R-I-7200
R-3-3000
R-I-7200, C-2
GEOLOGIC / SEISMIC DVES FLOOD HAZARD DVES OZONE A ( DVES )
HAZARD ZONE [jJ NO ZONE rnNO OZONE B SEWERS DNO
HIGH FIRE DVES AIRPORT NOISE I oVES REDEVELOPMENT DVES
HAZARD ZONE IX] NO CRASH ZONE IX! NO PROJECT AREA []NO
..J o NOT o POTENTIAL SIGNIFICANT Z f>> APPROVAL
~ APPLICABLE EFFECTS 0
WITH MITIGATING - f>>
Z(I) MEASURES NO E.I.R, !cc CONDITIONS
1IJ(!) o EXEMPT D E.I.R, REQUIRED BUT NO 1&.0 0
:::EZ I&.Z DENIAL
Z- SIGNIFICANT EFFECTS 1IJ
00 WITH MITIGATING ~:.e 0
o:Z MEASURES (I);:E CONTINUANCE TO
:;ii: !rho o SIGNIFICANT . EFFECTS 0
Z 0
IIJ SIGNIFICANT SEE ATTACHED E,RC, IIJ
EFFECTS MINUTES 0:
NOV. 1981 REVISEO JULY 1982
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. C;ITY OF SAN ~""RNtRDINO PL~NII\~-- DEPARTMENTO
' . CASE T.T. No. 12824 &
O 10 ~ IE:' [":'"8 \\!! Jr m.. ""if" n O~ f\. n ~ CliP No" 84-53
, · 0 ~ It.:. r.rU W ~'t:. U U j) U \i i:>> AGENDA ITEM 9
HEARING DATE 11-07-84
PAGE _?
1.
The applicant is proposing to establish a one-lot tract bound by
College Avenue to the north, Varsity Drive to the east, Morgan Road
to the south and the Barstow Freeway (1-215) to the west. The site is
presently zoned Planned Residential Development (PRD) at 14 units to
the acre by two separate zone changes recently approved by the Plan-
ning Commission.
2.,' The submitted site plan indicates that there wtll be three points of
access provided'to the site. Two will provide ingress-egress to
College Avenue, the- other wi 11 be provi di ng ingress-egress to Varsi ty
Avenue. Private driveways (28 feet) will encircle and traverse the
site providing good circulation for the project.
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3. The applicant is proposing a 508-unit apartment complex to be situated
on the 29 acre parcel. The General Plan and the PRD zone permits a
maximum of 406 units, the applicant is requesting a 25 percent density
bonus being that they will be offering units that meet affordable
housing guidelines. The 25 percent density bonus allows them to
construct an additional 102 units for the total of 508 requested.
4. The mixture of units'will be 120 one-bedroom units (652 sq. ft.) and
388 two-bedroom units (859 to 862 sq. ft.). Staff has established a
policy that the minimum area for apartments should be approximately
700 sq. ft. for a one-bedroom unit and 850 sq. ft. for a two-bedroom
unit. Therefore, it is Staff's contention that the one-bedroom unft'
size should be enlarged another 48 sq. ft. to help assure quality,
development and usability of product.
5. The' submitted elevations indicate that the exterior building material
wi 11 pri maril y con si s t .of wood and stucco wi th asph a 1t sh i ng 1 es.
Staff contends that to create a greater dimensional relief the roof
line should be extended to establish an eave overhang and the roofing
material should consist of slate, tile or other type of dimensional
'shi ngle. ' .,'
'6. There will be 970 parking spaces provided on site of which 516 will be
covered parking spaces. Code requires 956 parking spaces, therefore,
the project exceeds to required parking by 14 spaces.
7. There wi11 be three areas of recreational amenties provided, one
within each phase. Each phase will have a recreation building/laundry
room and a pool. In addition, phase one will have a spa and a
playground adjacent to the freeway. Phase two will have an additional
spa and a tot lot. Phase th~ee will also include a volleyball,
basketball and a tennis court; A day care center will also be provi-
ded in phase two. A total of 59 percent of the site will be devoted
to common open area; The PRD zone specifies a minimum of 25% open
space.
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C'.cITY OF SAN ij' 'ANA, RDINO PLA~NIN( ,DEPARTMENT--.
C '. '" CASE T. T. No. 12824 & ..."
OB' SER ~7JA' ~~'O" ' ~~;S CUP No. 84-53
, '" ',', ,," , ", < , AGENDA ITEM 9
' '" HEARING DATE 11-07-84
\..' PAGE ~
8. A landscaped setback with a minimum depth of not less than fifteen is
being provided adjacent to College Avenue, Varsity Drive and Morgan
Road. Interspersed between parking structures and within the setback
area will be a four foot high screening wall.
9. At the regularly scheduled meeting of October II, 1984, the Environ-
mental Review Committee recommended issuance of a negative declaration
following the acceptance of a traffic study and a sound study for the
project. The mitigation measures within those reports are found
within the conditions of approval.
10. Analysis
The PRD-14 zone allows a multiple family development to be constructed
at a maximum density of 14 units per acre. Based upon the total 29
acres, 406 units may be developed on site. The State of California
mandates that a city may allow a density bonus for projects being
proposed for affordable housing. The City's Housing Element to the
General Plan allows a density bonus of up to 25 percent beyond the
maximum density allowed by the General Plan.
11. The General Plan designates the site for residential uses ~thin the
range of 8 to 14 units per acre. A 25% density bonus as requested by
the applicant would allow another 3.5 units per acre or 17.5 units per
acre, which would permit an additional 102 units for a total of 508
units.
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12. The proposed 508 unit apartment project in order to achieve the den-
sity bonus and to help finance the project, is seeking County Bond
Funding for low and moderate income housing. Staff has received a
letter from the County Office of Community Development stating that
they have received an inducement application for consideration of
, multi-family bond funding. The application does meet ,the County's
program requirements. As stated in that letter (attached) the
programs limitations are:
(a) 20% of the units must be made available for occupancy
to individuals/families at or below 80% of the median
income ($26,000 is 1984 median income).
(b) 20% of the units in each project must be rented at
affordable rents. These rents are:
Studio/I Br
'$416
2 BR
'l52O
3 Br
$585
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.CITY OF SAN Ba.:~DINO PL~NINu DEPARTMENT
CASE T. T. No, 12824 &
OBS[ERVAT~ONS ~~~~?::~1~:' ::::t84
PAGE 4
(c) Multi-family projects must remain rental until the later
of:
(1) 10 years after one-half of the project is first
, occupi ed.
(2) A date ending When 50% of the bonds having the longest
maturity have expired, or
(3) a date on which any Section 8 (or comparable assistance)
terminates.
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13. The administrative offices of San Bernardino State University have per-
formed a survey of rental units within the immediate area. The survey
includes several apartment complexs which were recently approved by
the City including one complex (Calmark) which has been completed and
is currently occupied. The developer of the proposed apartment projects
have also indicated their projected rental rates. For comparison pur-
poses, the survey reads as follows:
Developer
RENTAL RATES
1 BR ,2 BR 3 BR
Castlebar (the subject proposal)
English (North Park Boulevard)
Calmark (North Park Boulevard)
$375 $425, $525
--------average $535---------
$365
$425,$450,$495 $525
Other recently approved projects in the area did not divulge their
projected rental rates at the time the survey was taken in October,
1984.
What the survey demonstrates is that all rental units within the sur-
vey are projecting or 'using rental rates which are lower than the
minimum requirements for low income housing and not just for those
units Which were added as a result of the density bonus which are
required to have lower rents as prescribed by the County Bond Program
as outlined in Observation #12. The proposed development is also pro-
jecting rates which indicate that IDO% of the units will be less than
minimum requirements for low income housing.
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It should also be noted that many existing new and old apartment
complexes with the City Ifflich have never received density bonuses can
also be categorized as meeting minimum requirements for affordable
housing since the rental market for the San Bernardino area does not
allow the rental rates to exceed that whi ch the renters can afford or
are willing to pay. Therefore, the majority of existing and proposed
rental units are considered affordable with or without a density bonus.
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C'CITY OF SAN 'Z':RNARDINO PLt.\.NNIi\' "I DEPARTMENh '"'
':~ . '\..,.r CASE T. T. No. 12824 & '...)
OBSERVA1~DOu\~S
CUP No.
AGENDA ITEM
HEARING DATE
PAGE
R4-53
q
11-07-84
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14. The General Plan designation on the site is for 8-14 units per acre.
The present zoning of the site is a PRD-14 which gives the developer
. the maximum number of units per acre as stated by the General Plan.
'With the recent zone change on the southern 5 acres of the site, the
'density has increased 2.46 percent from 396 units to 406 allowable
under the PRD 14/u Zone. The developer is now requesting that the
densi ty be rai sed another 25 percent to 508 units on the basi s that
they will meet affordable rents as prescribed by the State. It WQuld.
however. appear that the requested density bonus is being utilized
to give the proposed apartment project a competitive edge against
other proposed and existing apartment buildings which by right of zone
are permitted a higher density and therefore do not require the appro-
va 1 of a density bonus in order to mai ntai n comparable rates.
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15. In view of the designation of the General Plan at 8-14 units per acre
as well as the zoning set at PRD (Planned Residential Development) ,
14 units per acre. the intent of the General Plan was to develop a
for-sale product at a moderate density and not necessarily for rental
products at a greater densi ty than what was intended for the area. The.
surrounding development to the north and the northeast of the site is
'-that of single-family ,residential (R-I-7200). These single-family
homes have a density of approximately 4.2 units to the acre. The sub-
ject site is set at a maximum of 14 units to the acre. The PRD zone
requires that conditional use permit accompany a development plan. The
purpose of the conditional use permit therefore is to assure com-'
patibilityof a project with its surrounding land uses. With the ,
increased density from 14 units to the acre to 17.5 units per acre. the
intent and character of the neighborhood as envisioned by the General
Plan wi'l have been modified due to the encroachment of a higher den-
sity project into a predominantly lower density area.
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F~Nff)~NGS of
ITV Of SAN B8~RDINO .-pcQjNi~jG-DEPP.RTME~J
CASE T.T. No. 12824 &
~~~~T CUP No. 84-53
l:ILiJi\~ AGENDA ITEM q
HEARING DATE 11-07-84
PAGE, 6
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TENTATIVE TRACT NO.12824
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1. 'The site of 29 acres exceeds the minimum development requirements for a
one lot subdivision in the Planned Residential Zone.
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2. The tract exceeds minimum requirements of the City's Subdivision
Ordinance and the State's Subdivision Map Act.
3. The tract will have frontage on three dedicated streets; Varsity
Avenue, College Avenue and Morgan Road. Three poi nts of access wi 11
provide adequate ingress/egress for the proposed project.
4. The proposed development exceeds the maximum density permitted by 3.5
units per acre being that the applicant is requesting a 25 percent den-
sity bonus for affordable housing.
CONDITIONAL USE PERMIT NO. 84-53
1. The site is of sufficient area and size to accommodate the proposed 508
, units as proposed. However, the 508 units is 102 units more than the
zoning and General Plan will allow. The applicant is requesting a 25%
density bonus based upon affordable rents, however, the San Bernardino
rental market is already meeting low and moderate rents as prescribed
by State Law including the loan criteria for San Bernardino County Bond
Program designed to assist in providing housing for low income hou~tng.
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'2. The Genera] Plan designates the site for 8-14 units ,per acre. The pro-
posal is for 17.5 units per acre. The greater density proposed is
through the density bonus program. The neighboring residential area is
of Single-Family Development at approximately 4 units to the acre. The
increased density is an encroachment beyond the maximum level
established by the General Plan for the site and is an encroachment of
higher density project into a predominantly low density area.
'3. Sufficient access for ingress/egress is provided on site. Good cir-
culation is provided throughout the site for tenants, visitors and
emergency vehicles. There are 970 parking spaces provided on site, 14
more spaces that what the code requires.
RECOMMENDATI ON
Staff recommends based upon the Observations and Findings of Fact that:
(a) A Negative Declaration be issued for the proposal as
recommended by the Environmental Review Committee and
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NOV. 1980
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CITY OF SAN aERNJrnDINO 'p[~NTNG 'oEPAR"fMENI
CASE T.T. No. 12824 &
l1:' ~ ~ir _CUP No. 84-53
r~dV e AGENDA ITEM q
HEARING DATE 11-07-84
PAGE,_7
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FIND~NGS
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that the requested density bonus be denied.
, ,(b) The project be approved for 406 uni ts as specifi ed by the
existing zoning of PRD-14 and the current General Plan
designation of 8-14 units per acre.
Respectfully submitted,
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NOV. 1980
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CITY Of SAN BERNARDBNO
ST ANDAIRD RlEQUDRfEMrENTS
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CASE NO.: T. T. No.
12824 & CUP No. 84-53
MEETING DATE: 11-07-84
PAGE NO.: 8
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'RESIDElnIAL DEVELOPMENT
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1. Tentative Tract No. 12824 and Conditional Use Permit No. 84-53 shall be in effect
for a period of 24 months from the date of approval by the Plannind Commission
and/or Planning Department. However, if no development has been initiated at the
end of the 24-month tim~ period the approval shall expire. Additional time may
be approved by the Planning Commission upon request of the applicant prior to
expiration of the 24-month time period. Expiration Date: November 7, 1984.
2. PARKIHG:
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a. This development shall be required to maintain a minimum of 956 parking
spaces. 508 covered in 3 sided carports, 448 open.
b. All parking and driving aisles shall be surfaced with two inches of AC
over a suitable base or equivalent as approved by the City Engineer. ,..'" ,,'
Parking spaces shall be striped and have wheel stops installed at least
three feet from any building, wall, fence property line or walkway.
c. Whenever an off-street parking area is located across the street from
property zoned for residential uses, a solid decorative wall or equivalent
landscaped berm not less than three feet in height shall be erected and main-
tained along the street side of the lot not closer to the street than the
required depth of the yard in the adjoining residential area. No fence or
wall located in the front setback shall obscure the required front setback
landscaping. Said wall shall be located on all street frontages as indi-
cated on submitted site plan.
3. All parking areas and vehicle storage areas shall be lighted during hours of
darkness for security and protection.
4. There shall be provided for each unit, within the garage or carport, or other
specifically designated area, a 10ft or other usable storage area with a
minimum of 150 cubic feet in addition to standard utility storage.
5. Traffic bumps provided on the interior private roads shall be subject to the
City Traffic Engineer's approval.
6. A commercial-type drive approach, as shown on Standard Drawing No. 204 or
equivalent, shall be constructed at each entrance to the development. Location
and design shall be subject to approval of the Engineering Division.'
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CITY
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OF SAN BIER&\!lARDBlNlO
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STANDARD REQUWRE~1ENTS
CASE T.T. No. 12824 &
CUP No. 84-53
AGENDA ITEM 9
HEARING DATE 11-07-84
PAGE 9
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Prior to issuance of any building permit, access rights shall be granted to
'the City for the purpose of a110wing'access over the private drives within
the project for all necessary City vehicles including fire, police, and
refuse disposal vehicles, and any other emergency vehicles. The documents
covering this matter shall be prepared by the owner and approved by the
Planning Department.
7. All refuse storage areas are, to be enclosed with a decorative wall.
Location, size, type and design of wall are subject to the approval of the
Planning Department and Division of Public Services Superintendent.
~ Energy and noise insulation shall comply with all state and local require-
ments.
---2..- LAND SCAPI NG :
a. Three ,copies of a master ,landscape plan shall be submitted to the
Planning Department/ Park and Recreation Department for review and
approval. The plan shall include, but not be limited to, the
following:
1) Size, type, and location of plant material proposed.
2) Irrigation plan.
3) Such other alternate plants, materials and design concepts as may
be proposed.
4) Erosion control plans.
b. Tree varieties and exact locations will be determined prior to planting
by the Director of the Park and Recreation Department or his/her
designee. A minimum number of one-inch ca1iper/15 gallon,
multibranched trees shall be planted within the parkway for each of the
following types of lots, as per the City's specifications:
1) ,Cul-de-sac lot -- one tree;
2) Interior lot -- two trees;
3) Corner lot --' three trees.
c. To protect agai nst damage by erosi on and negati ve vi sua 1 impact, sur-
faces of all cut slopes more than five' feet in height and fill slopes
more than three feet in height shall be protecteQ by planting with
grass or ground cover plants. Slopes exceeding 15 feet in vertical
height shall also be planted with shrubs, spaced at not to exc~ed ten
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UTV OIF' SAN '~ARDaINJO-O--'...( CASE
STANDARD REQUnREME~JTS
T.T. No. 12824 &
CUP No. 84-53
AGENDA ITEM 9
HEARING DATE 11-07-84
PAGE 10
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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 plahting methods used shall be suitable for the soil and
climatic conditions of the site:
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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
ownership.
f. All grading and drainage facilities. including erosion control planting
of graded slopes, shall be done in accordance with a grading plan
approved by the City Engineer. A grading permit shall be obtained
prior to any grading being done.
All lots shall have a minimum area of __ square feet, a minimum depth of
, 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
feet will be permitted. If the proposed depth is less than feet. a plot
plan must be submitted to demonstrate that a buildable lot area is possible
and to justify the lesser depth.
Variable front building setback lines of at least feet and averaging
feet, and side street building setback lines ls-feet shall be delineated
on the final tract map. All garage entrances on a dedicated street shall
have a minimum setback of 18 feet.
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CITY OF SAN 'BrERNARDDNO
STANDARD RIEQUaRiE~1ENTS
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CASE T.T. No. 12824 &
CliP No. 84-53
AGENDA ITEM Q
HEARING DATE ll-H:JlL.
PAGE
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,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. Excepti ons to thi s requi rement 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.
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 jndicated on the approved site
plan.
During construction the City Engineer may require a fence around all or a
portion of the periphery of the tract site to minimize wind and debris
damage to 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 equi pment shall be placed on any buil di ng 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.
A 11 utility lines shall be installed underground subject to excepti ons
approved by the Planning Department and the City Engineer.
No certificate of occupancy shall be issued prior to compliance with these
Standard Requirements as well as all provisions of the San Bernardino
Municipal Code.
~"
Ins sky
.
. ITV 'Of-S~j -B-~Nt~~~a)nNOO
ST ANDAff-lD REQilD~~lEli\mE~JYS
".
".
.~ CASE ;;~-;;~;~-;O
C.U.P. NO, 84-53
AGENDA ITEM 9
HEARING DATE 11-0l.::ll.L,
PAGE l? '
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, Drainage and Flood ,Control:
18. All necessary drainage and flood control measures shall be sub-
ject to the requirements of the City Engineer. which may be based
in part on the recommendations of the San Bernardino County Flood
Control District. The developer's Engineer shall furnish all
necessary data relating to drainage and flood control.
19. Proper facilities for disposing of spring water from known sources
or if discovered during construction shall be provided to protect
proposed bui 1 di ng founda ti on s.
20. All'drainage from the development shall be directed to a public
dedicated street. alley. or drainage facility. If this is not
feasible, proper drainage facilities and easements shall be
provided to the satisfac'tion of the City Engineer. '
21. The portions of the following City Storm Drain Master Plan
facilities. located adjacent to or within the development, along
, with the necessary off-site improvements required to provide the
proper functioning of the facility, shall be constructed at the
developer's expense. as specified in Section 3.38.060 of the
Municipal Code: E 26a 36" line in College Avenue.
22. An electrical energy fee for street lights for a period of 48
months shall be paid to the City Engineer prior to recordation
of the Final Map.
23. Street Improvements and Dedications:
a. All public streets within and adjacent to the development shall
be improved to include combination curb and gutter. sidewalk,
paving, ornamental street lights, and appurtenances as required
by the City Engineer.
DTV OfSA~ ~NARii'~~i(P
ST AND ARID REQtDilUilE~JJrEN'fS
./, .
CASE T T Nn 1?R?4 R.
C "p No R4-"3
AGENDA ITEM Q
HEARING DATE ll-n1_R4
PAGE 1 ::l
. "* --=---';"~~:W;:--=-.;::;~i3~K
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b.' All private streets within the development shall be improved to
include curbs, gutters, ,paving, ornamental street lights, and
appurtenances as required by the City Engineer.
c. All entrances to private streets from public streets shall be '
identified by a private street name sign, textured pavements,
driveway approaches, or as approved by the City Engineer.
d. The structural'~ection for all streets shall be designed and
submitted to,the City Engineer for approval using a TI
assigned by the City'Engineer and an R value obtained on the
subgrade after rough grading by a recognized soil~ testing Jab.
All streets shall, have a minimu~ AC thickness of 2~1/2 inches.
e. All driveway approaches shall be constructed to City standards
or as may be app~oved by the City Engineer.
f. Street signs and other regulatory signs shall be installed at
. the developer's expense as required by the City Engineer.
g.' Curb returns and corresponding property line returns shall
be provided at the intersection(s) (20-foot radius for all
streets). '
h. A handicap ramp shall be constructed at the intersection(s) and
the necessary ri ght-of-way dedi ca ted to accommoda te the ramp as,
required by the City Engineer.
i. 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 (for the streets marked * the existing improvements
shall be removed and replaced to the dimensions noted):
Street Name
R.W. (ft;)
C.L.(ft.)
, ,
College Avenue
Varsity Drive
Morgan Road
40'
30' '
30'
32'
20'
18'
24. Gradi ng:
a. All grading shall be done in compliance with Title 15 of the
Municipal code and the re,quirements of the City Engineer. ,
"'....,.,.1111.....
--....._ f'r..-..:l.
NOV. 1900
.
Off
SA~ -~NARD~u~
ST ArNJDAIRD IRIEQU~~[Et'J~EIT\IJTS
CASE T.T. No. 12824 &
C.U.P. No. 84-53
AGENDA ITEM 9
HEARING DATE 11-07-84
PAGE _ _ 14
,',
,
'b. The site/plot/grading plan submitted for a building permit shall
contain sufficient ground elevations (both existing and proposed)
building pad and finished floor elevations. graded slopes, and
gradients to define the amount of grading to be done and the
means of draining the site.
c. Each parcel shall be graded to drain to a public dedicated
street. alley. or drainage facility. If this is not feasible,
proper drainage facilities and easements shall be provided to
the satisfaction of the City Engineer.
, ,
d. All slopes shall be contained within the lower parcels
affected by the slope. In some instances. this requirement will
necessitate the use of retaining walls or slope easements on
adjacent ,property.
e. Slope planting with an irrigation system to prevent erosion shall
be provided as specified by the City Engineer.
25. Util i ties:
a. Each parcel shall be provided with separate water and sewer
facilities so it can be served by the City or the agency
providing such services in the area.
b. A sewer backflow prevention device is required for all par-
cels with building finished floors lower than the nearest up-
stream manhole rim of the serving sewer main.
c. Sewer main extensions required to serve the si te shall be
constructed at the developer's expense.
d. Sewers within private streets will not be maintained by the City
but shall be constructed to City standards and inspected under a
,_ Ci ty Publ i c Works inspecti on permit.
e. Utility services shall be placed underground and easements
provided as required.
f. All existing overhead utilities shall be placed underground
in accordance with Section 18.40.380 of the City Code
and shall be so indicated upon the improvement plans.
.
-i.
---
OIF SAN IS -: iiNAf:iD~NO
STANDARD . RE(QUu~lE~m=u\llTS
CASE T,T. No. 12824 &
r. II.P No, 84-53
AGENDA ITEM 9 -
HEARING DATE 11-07-84-,
PAGE ~ T5 '
....
'~L26 .
, '
,./
If the project is to be developed in phases, each individual
phase shall be designed to provide maximum public safety,
convenience for public service vehicles, and proper traffic
circulation. In order to meet this requirement, the following
will be required prior to the finalization of any phase:
a. Com~letion 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 (or review and approval by the
Engineering Division. Fire. and Planning, Departments
indicating 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 have a minimum 28-foot paved width,
(3) street improvements beyond the phase boundaries, as
necessary to provide secondary access,
(4) drainage facilities. such as storm drains, channels,
earth berms. and block walls, as necessary, to protect 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,
(6) easements for any of the above and the installation
of necessary utilities, and
(7) ,phase boundaries shall correspond to the lot lines shown on
the approved tentative map.
,
.
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........:......_.. ~ - - 1...1"
~1. _
-
"ri/"V OF SA~\j IS. '~\'lAHID~'~'
CASE LT. llo. 12824 &
C.U.P. No. 84-53
AGENDA ITEM 9
HEARING DATE 11-07-84 _.
PAGE 16
ST ANDAIRD RrEQlJJ~RE~jJEINi"rS
~~
, ~
27. , The developer will make a monetary contribution to the installation of
, traffic signals at 'the intersection of College and University and the
intersection of Varsity and University based upon trip operation de-
/ rived from a traffic study for the project.
/
23. A sound attenuation wall as discussed in detail in the submitted sound
study shall be constructed along the freeway right-of-way and as required
elsewhere. Said wall shall include variable setback, decorative masonry,
columns, or other such features to provide visual and physical relief
along the wall face.
29. The proposed roof structure shall be modified to include a roof over-
hand. Roofing materials shall include slate, title or dimensional
shingles as approved by the Planning Department.
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, t- ,~ 'M ,. JJi711 ENVIRONMENTAL
Orfl,l..) Of COiVn"~UIj\J!TV('1!EVI5 OP.'uiElN r \.., ~ ~..I PUBlICWOlll\SAC';NCY
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474 West Fifth St,eet . S3n Bernardino. CA 92415,0040 . (714) 383.2563 V~:'0,:;.q KENNElIl c, ,Tl)PPII~G'
~d*4;'" Depuly l\dmtnlMrator
. September 27>> .1984 ~ Community Development
"
--,
City of San Bernardino
Planning Commission
300 NOI.th liD" Street
San ',Bernardino, CA 92415
Attn: Mr. Frank Schuma
,,'. Planning Director,
RE: CASTLEBAR. INC. MULTIFAMILY PROJECT
;' ,.
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Dear Mr. Schuma:
We have received an inducement application from Castlebor, Inc. for
consideration of multifamily bond funding. We have reviewed said application
and find it is incompliance ~Jith our program requirements.
The program limitations include ~~e following:
i
,
1. 20% of the units must be madeuavailable for occ'upancy to
individuals/families at or below 80% of the median income ($26,000 is )981i
median).
2. '20% of the units in each project must be rented at affordable rents. These
rents are as follows:
Studio/I Bedroom
$416
2 Bedroom
, "7$520
3 Bedroom
$585
3. Multifamily projects must remain rental until the later of:
(1) 10 years after one-half of the project is first occupied;
(2) a date ending when 50%'of the bonds having the longest maturity have
,', expired; or' ,
(3) a date on which any Section 8 (or comparable assistance) terminates.
This letter is not a cornmiunent to induce the project but is an expression of
interest by the County.
Sincerely,
ENVIRONMENTAL PUBLIC WORKS AGENCY
OFfICE Of COMMUNITY DEVELOPMENT
THOMASR. LAURIN, Acting Director
~~
THELMA ~100RE U!A..-
Housing Finance Officer
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
LOCATION
CASE T. T . # 12824 &
C.U.P.1I84-53
HEARING DATE 11/ 1/'d4
AGENDA
ITEM #
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