HomeMy WebLinkAbout31-Development Services
o
o
o
. 'j'~'i'-
CITY OF SAN BERNARDINO REQUEST FOR COUNCIL ACTION
From: Valerie C. Ross, Director
Subject: An ordinance of the City of San Bernardino
amending Chapter 19.06 of the Development Code to
permit senior/congregate care housing as a
conditional use in the 00-1, Commercial General
land use district and Conditional Use Permit No. 08-
28 to construct a 3-story, 9O-unit senior housing
complex on approximately 3.5 acres of land located
at the southeast comer of Highland and Central
Avenues in the CG-I, Commercial General land use
district.
MCC Date: April 20, 2009
Dept: Development Services
Date: March 12, 2009
Synopsis of Previous Counell Action: None
That the hearing be closed and:
1.
That said ordinance be laid over for fina1 adoption, and
2.
That the Mayor and Common Council has independently reviewed and analyzed the Initial Study
and the Mitigated Negative Declaration, finds that the Mitigated Negative Declaration reflects its
independent judgment, hereby adopts the Mitigated Negative Declaration and Mitigation
Monitoring / Reporting Program and approve Conditional Use Permit No. 08-28 based on the
Findings of Fact contained in the Planning Commission Staff Report, subject to the Conditions of
Approval and Standard Requirements (Exhibit 2).
~ v.1(H+--
Valerie C. Ross
Contact Person:
Aron Liang, Senior Planner, ext. 3332 Phone:
384-5057
Supporting data attached:
Staff Report
Ward: DCA-Citywide/CUP-4
FUNDING REQUIREMENTS:
N/A
Amount:
Source:
fAcct No.)
Account Description:
Finance:
CouncR Notes:
Agenda Item No.
1>1
'1"2.0..0,
o
o
o
CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION
STAFF REPORT
SUBJECT: Development Code Amendment No. 08-01 & Conditional Use Permit No. 08-28
OWNER/APPLICANT:
Tom Provencio
TELACU Housing
5400 E. Olympic Boulevard, Suite 300
Los Angeles, CA 90022
323.721.1655
Backl!Ound:
The applicant requests that the Mayor and Common Council approve Development Code
Amendment No. 08-01 to amend Section 19.06.010 (0), Section 19.06.020, Table 06.01 (G) (7)
and Section 19.06.030, Table 6.03 (S) of the Development Code to permit senior/congregate care
housing in the CG-I, Commercial General land use district subject to approval ofa Conditional
Use Permit. Also requested is a Conditional Use Permit to construct a 3-story, 90-unit senior
housing complex with an on-site manager's unit on approximately 3.5 acres ofland located at the
southeast comer of Highland and Central Avenues in the CG-I, Commercial General land use.
district (Exhibit I).
The Development Code Amendment would be applicable in CG-I districts Citywide. Currently,
Development Code Section 19.06.020 does not permit senior/congregate care housing in the CG-
I land use district. The proposed amendment would permit development of senior/congregate'
care housing in the CG-I district consistent with the existing provisions of the CO, Commercial
Office district and CR-2, Commercial Regional-Downtown district. The Amendment is proposed
to accommodate growing demand for new senior housing sites and to expand affordable housing
opportunities for seniors in many commercial areas of the City. The Planning Commission Staff
Report (Exhibit 2) presents the proposed Code amendment and findings for adoption of the
ordinance and approval of the project.
At its meeting on February 18, 2009, the Planning Commission recommended approval of
Development Code Amendment No. 08-01 and Conditional Use Permit No. 08-28. The Planning
Commission voted unanimously in favor of the proposed amendment and the proposed project.
Commissioners Coute, Durr, Heasley, Longville, Mulvihill, Muiioz, Rawls and Sauerbrun voted
in support of the motion and Commissioner Hawkins was absent.
c
o
o
DCA No. 08-01& CUP No. 08-28
Hearing Date: 4.6.09
Page 2
Financial Impact:
None. The applicant paid the filing fees for the Development Code Amendment and Conditional
Use Pennit applications.
Recommendation:
That the hearing be closed and:
I. That said ordinance be laid over for final adoption.
2. That the Mayor and Common Council independently review, analyze and exercise
independent judgment in consideration of the Initial Study and in making a
determination, and adopt the Mitigated Negative Declaration and Mitigation Monitoring /
Reporting Program and approve Conditional Use Pennit No. 08-28 based on the Findings
of Fact contained in the Planning Commission StafIReport, subject to the Conditions of
Approval and Standard Requirements (Exhibit 2).
Exhibits:
1
2
Location Map
Planning Commission StafIReport dated February 18, 2009
Attachment A - Location Map
Attachment B - Site PlanlFloor Plans and Elevations
Attachment C - Proposed Amendment to Chapter 19.06, Commercial Districts
Attachment D - Conditions of Approval
Attachment E - Standard Requirements
Attachment F - Initial Study
Attachment G - Mitigiation MonitoringfReporting Program
Attachment H - TELACU Parking Study
Ordinance
EXHIBIT 1
CITY OF SAN BERNARDINO
LOCATION MAP
PLANNING DIVISION
HEARING DATE: 04/20/2009
PROJECT: DCA 08-01 & CUP 08-28
NORTH
i
I .
i II
I I
~---I HIGHLAND AVE.
I
I, \
\. \
. \
\\
I I
11
I I
RT\Y' ~
. LllJRS .I
!RS':::" I
,.)l/
~ "
I
I~
'q'Sc)
10
iG
iG
I I
i
I
,
. ,
. ,
, \
\ \
. ,
\ \
.........
EXHIBIT 2
o PLANNING COMMISSION STAFF REPORT
CITY OF SAN BERNARDINO PLANNING DMSION
CASE:
Development Code Amendment No. 08-01&
Conditional Use Permit No. 08-28
3
February 18,2009
4 (Conditional Use Permit)
Citywide (Development Code Amendment)
AGENDA ITEM:
HEARING DATE:
WARD:
OWNER/APPLICANT:
Tom Provencio
TELACU Housing
5400 E. Olympic Boulevard, Suite 300
Los Angeles, CA 90022
323.721.1655
REQUESTILOCATlON:
o
A request to amend the Development Code to allow senior/congregate care housing as a
conditional use in the CO-I, Commercial Genera1land use district and a Conditional Use Permit
to construct of a 3-story, 90-unit senior housing complex with an on-site managers unit on
approximately 3.5 acres ofIand located at the southeast comer of Highland and Central Avenues
in the CO-I, Commercial General land use district.
CONSTRAINTS/OVERLA YS:
High Wind, Zone X
ENVIRONMENTAL FINDINGS:
o Exempt from CEQA
o No Significant Effect
. Potential Effects, MitigationMeasures and Mitigation Monitoring/Reporting Program
STAFF RECOMMENDATION:
. Approval
. Conditions
o Denial
o Continuance to:
c
o
DCA No.. 08.()1
CUP No. 08-18
Febnuuy 18. 1009
Pogo 1
PROJECT DESCRIPTION
Development Code Amendment No. 08-01 is proposed to modify Section 19.06.030, Table
06.01 of the Development Code to allow senior housing projects in the CO-I, Commercial
GeneraJ land use district subject to approval of a Conditional Use Permit.
Conditional Use Permit No. 08-28 is requested under the authority of Development Code Section
19.06.030, Table 06.01 (0)(7) to construct a 3-story, 9O-unit 73,805 square foot senior housing
complex, including an on-site manager's unit on approximately 3.5 acres of land. The project is
proposed for development on a vacant 3.5-acre site at the southeast comer of Highland and
Central Avenues in the CO-I, Commercial Oeneral land use district (Attachments A & B).
Development Code Amendment No. 08-01 is required for approval of the proposed development
project, but it would be applicable to Commercial General properties throughout the City.
Project Layout and Floor Plans:
The project site consists of two parcels that will be merged for construction of the proposed 3-
story senior housing complex. The first floor plan provides 25 one-bedroom units, a multi-
. purpose room with a kitchen, a lobby, laundry room, support services, electrical room, storage
. rooms, offices and a two-bedroom manager's unit. The lieCond floor provides 33 one-bedroom
units and storage rooms. The third floor provides 32 one-bedroom units, a Iibrary/arts and crafts
room and storage rooms. The 730-square foot manager's apartment is the only two-bedroom unit.
o proposed in the project. The one-bedroom unit is approximately 540 square feet.
Access to the facility will be from Central Avenue. A 6-foot wrought iron fence with pilasters
will be constructed along the Highland A venue and Central Avenue frontages, and a solid
perimeter wall is planned along the interior boundaries. On-site amenities proposed for the
project will include a patio and garden, a multi-purpose room and a library.
Design Features:
The proposed building' design features prominent architectural treatments and variations in
structural style, including varied roof lines, window treatments and awnings, a patio trellis,
parapet molding, iron work and complementary finishes.
Funding:
The proposed project will be receiving funding support from the Department of Housing and
Urban Development (BUD) under the Section 202 program. HUD provides capital advances that
may be used for the construction of senior housing projects. The purpose of the 202 program is
to provide supportive housing for very low-income persons 62 years of age or older.
SETTINGISITE CHARACTERISTICS
o
The project site is currently vacant and consists of approximately 3.5 acres. Surrounding the site,
adjacent to the south are multi-family apartments in the RM, Residential Medium land use
district. To the west, across Central Avenue is a vacant lot in the CO-I, Commercial General
land use district. To the north, across Highland Avenue is Patton State Hospital in the PF, Public
Facility land use district. To the east, abutting the site is a vacant lot in the COol district.
o
o
o
DCA No. 08.(JI
CUP No. 08-28
February 18. 2009
Pagd
CALIFORNIA ENVIRONMENTAL OUALITY ACT (CEOA)
The project is subject to the California Environmental Quality Act (CEQA). An Initial Study
(Attachment E) was prepared and circulated for a 20-day public review period from October 6,
2008 to October 25, 2008, pursuant to the provisions of CEQA. No comments were received.
The Initial Study proposes a Mitigated Negative Declaration, including Mitigation Measures
detailed in the Mitigation MonitoringIReporting Program (Attachment F).
BACKGROUND
TELACU Housing has a proven track record of three senior housing projects successfully
completed and 100010 occupied in the City of San Bernardino. The Deve10pmentlEnvironmental
Review Committee (DIERC) first reviewed this proposal on September 25, 2008. The DIERC
approved release of a Draft Mitigated Negative Declaration for public review and moved the
project to the Planning Commission for consideration.
ANALYSIS
The proposed Development Code Amendment would accommodate additional senior housing
projects, expanding affordable housing opportunities for seniors in many commercial areas of the
City. Senior housing is already permitted in the Commercial Regional and Commercial Office
land use districts, where public transit and other essential services are available to support senior
residents. Similar conditions exist in the CO-I,. Commercial General land use district. The
Conditional Use Permit process provides for site-specific analysis to verify suitability of each
proposed project site.
The project site proposed for development is located near commercial uses, medical offices and a
.senior center. Despite the decling values in the housing market, the need for affordable senior
housing units is still great.
The project design incudes a 288 square foot laundry room on the first floor, with 4 washers and
4 dryers. The applicant requests that the requirement for individual washer and dryer hook ups in
each unit pursuant to Development Code Section 19.04.030 (2)(Q)(12) be waived in order to
keep the units affordable to low-income seniors. The Planning Commission has the discretion to
relax multi-family development standards to encourage affordable housing, pursuant to
Development Code Section 19.04.030(2)(D)(1 )(g).
The standard parking requirement for a 90-unit senior housing project is 90 spaces (I space per
unit). However, Development Code Section 19.24.030(1l) allows senior apartment parking
requirements to be adjusted on a case-by-case basis, subject to supporting analysis of parking
demand. Public transit and other services within walking distance, as well as parking needs
analyses of similar projects may be considered to justify a reduced parking requirement. The
proposed project would provide 64 parking spaces (.71 spacelunit). The applicant has submitted
a parking analysis of 14 similar projects with an average parking ratio of .40 space/unit to justify
the proposed parking design (Attachment H).
DCA No. ()8.()1
CUP No. 08-28
F./muuy 18. 2009
Page 4
o Other than the required Development Code Amendment and the design standard modifications
discussed above, the proposed project complies with the Development Code and General Plan, as
illustrated in Table A:
TABLE A - DevelopmeDt Code/General PIaD CODformaDee
o
CATEGORY PROPOSAL DEVELOPMENT CODE GENERAL PLAN
Pennitted Use Senior Citizen Housing Requires Code Amendment Consistent
Height 35 feet maximum 52 feet maximum N/A
Setbacks
- Front 14 feet 10 feet N/A
- Side 20 feet 10 feet N/A
- Rear 88 feet 10 feet N/A
- Side Street 25 feet 10 feet N/A
Landscaping 20,900 square feet 11,190 square feet
- Total 28% 15% N/A
Lot Coverage 17% 100% N/A
Density 25 dulac 47 dulac N/A
Unit Size
- 1 bedroom 540 sq. ft. 510 sq. ft. N/A
- 2 bedroom 700 sq. ft. 610 sq. ft.
FINDINGS - DEVELOPMENT CODE AMENDMENT
1. 11re proposed amendment is consistent with the General Plan.
General Plan Goal 3.1 states: "Facilitate the development ofa variety of types of housing
to meet the needs of all income levels in the City of San Bernardino".
General Plan Goal 3.3 states: "Assist in the development of adequate housing to meet the
needs oflow and moderate-income households".
General Plan Policy 3.1.3 states: "Encourage the development of senior housing in all
areas of the City, especially the downtown, where the permissible......".
o
The proposal is consistent with the above goals and policy of the General Plan. The
proposed Development Code Amendment would facilitate development of senior housing
on commercial properties that would typically provide convenient access to transit
services and commercial and office uses.
o
o
o
DCA No. 084J/
CUP No. 08-28
F./muuy /8. 2009
Page j
2. The proposed amendment would not be detrimental to the public interest, health, stifety.
convenience. or welfare of the City.
The proposed amendment would modify regulations to expand opportunities for semor
housing in the CG-I district, where supportive services such as retail shopping, medical
offices and public transit are typically located. Subject to review of a Conditional Use
Pennit application to avoid incompatible land uses or unsuitable sites, development of
senior housing in the CG-I land use district would be convenient for senior residents.
Therefore, the proposed amendment would not be detrimental to the public interest,
health, safety, convenience or welfare.
FINDINGS - CONDITIONAL USE PERMIT
1.
The proposed use is conditionally permitted within, and would not impair the integrity
and character of the subject land use district, and it complies with all of the applicable
provisions of the Development Code.
A Development Code Amendment is proposed and required to permit the proposed use
within the CG-Iland use district. Senior housing projects are typically self-contained and
quiet, and they generate very little traffic or parking demand. Such housing development
would not impair the integrity or character of the CG-I, Commercial General land use
district, subject to Conditional Use Permit review process. The proposed project complies
with the applicable provisions of the Development Code and General Plan as shown in
Table "A" of the Staff Report.
2.
The proposed development is consistent with the General Plan.
General Plan Goal 3.1 states: "facilitate the development ofa variety of types of housing
to meet the needs of all income levels in the City of San Bernardino".
General Plan Goal 3.3 states: "Assist in the development of adequate housing to meet the
needs oflow and moderate-income households".
General Plan Policy 3.1.3 states: "Encourage the development of senior housing in all
areas of the City, especially the downtown, where the permissible.........
The proposed facility will create an affordable senior living environment similar to other
projects that have already been developed by TELACU in other areas of the City and
rented out 100"10.
3.
The approval of the Conditional Use Permit for the proposed use is in compliance with
the requirements of the California Environmental Quality Act and Section 19.20.030(6)
of the Development Code.
Approval of the proposed Conditional Use Pennit would comply with the California
Environmental Quality Act, subject to adoption of the proposed Mitigated Negative
Declaration and Mitigation Monitoring/Reporting Program (MMIRP). Implementation of
the recommended mitigation measures will ensure compliance with the req~ of
o
DCA No. 08~1
CUP No. 08-18
F./muJry 18. 1009
Page 6
the California Environmental Quality Act and Development Code Section 19.20.030 (6)
pertaining to environmental resources and constraints.
4.
There are no potentially significant negative impacts upon environmental quality and
natural resources that could nat be properly mitigated and monitored.
As noted in Finding No.3, this project complies with the CEQA requirements and
Development Code Section 19.20.030 (6). The Initial Study prepared for the project did
not identify any potentially significant impacts that could not be mitigated. No significant
hannful e.ffects on the quality of the environment or on natural resources will be caused
by this project. There are no Wlique or sensitive features of the site, which can also be
served by all required utilities and public services.
5.
The location, size, design, and operating characteristics of the proposed use are
compatible with the existing and future land uses within the general area in which the
proposed use is to be located and not create significant noise, traffic or other conditions
or situations that may be objectionoble or detrimental to other permitted uses in the
vicinity or adverse to the public interest, health, safety, corrvenience, or welfare of the
City.
c
TELACU Housing proposes to construct a 3-story,senior housing complex in the CG-I,
Commercial General land use district. The proposed project complies with general.
development standards as defined in Table " A" of the Staff Report.
The project will not create significant noise, traffic, or other conditions or situations that
may be objectionable or detrimental to other permitted uses in the vicinity or adverse to
the public interest, health, safety, convenience or welfare of the City. The design and
character of the proposed development will enhance the existing conditions in the area.
The proposed facility will be compatible with the multi-family residential buildings
developed in the area and consistent with all provisions of the Chapter 19.06,
Commercial General Districts.
6. The subject site is physically suitable for the type and density/intensity of use being
proposed
The site is physically suitable for the type and density/intensity of the project being
proposed as evidenced by project compliance with all applicable Development Code
Standards as noted in Table "A". There are no physical constraints that would limit
development of the site as proposed.
7.
There are adequate provisions for public access, water, sanitation, and public utilities
and services to ensure that the proposed use would not be detrimental to public health
and safety.
10
All agencies responsible for reviewing access and providing water, sanitation and other
public services have had the opportwlity to review the proposal, and none indicated
inability to serve the project site. The proposal will not be detrimental to the public health
and safety in that all applicable Codes will apply to the construction and operation!
management of this project.
o
o
o
DCA No. ~I
CUP No. 08-28
FebruDry 18. 2009
Page 7
CONCLUSION
The proposal satisfies all Findings of Fact required for approval of Development Code
Amendment No. 08-01 and Conditional Use Permit No. 08-28.
RECOMMENDATION
Staff recommends that the Planning Commission recommend that the Mayor and Common
Council independently review, analyze and exercise judgment in their consideration of the Initial
Study and in making a determination, and that they:
I. Adopt the Mitigated Negative Declaration and Mitigation Monitoring/Reporting Program
(Attachments F & G),
2. Approve Development Code Amendment No. 08-01 based upon the Findings of Fact
contained in this Staff Report, and;
3. Approve Conditional Use Permit No. 08-28 based upon the Findings of Fact contained in
this Staff Report and subject to the Conditions of Approval (Attachment D) and Standard
Requirements (Attachment E).
Respectfully Submitted,
~ t 1(HV'
Valerie C. Ross
Director of th velopment Service Department
Aron Liang
Senior Planner
Attachment A
Attachment B
Attachment C
Attachment D
Attachment E
Attachment F
Attachment G
Attachment H
Location' Map
Site Plan/Floor PlanslElevations
Proposed Amendment to Chapter 19.06, Commercial Districts
Conditions of Approval
Standard Requirements
Initial Study
Mitigation Monitoring/Reporting Program
Parking Analysis/Study
ATTACHMENT A
PLANNING DIVISION
CITY OF SAN BERNARDINO
LOCATION MAP
HEARING DATE: 02118/2009
NORTH
PROJECT: CUP 08.28 & DCA 08-01
QD: ::'~;
. , , RS i
. I
~RS":: I
j t"':
'..
j
I
I
I
i I
I !
~
I I
I
I
-
:
id~Q
'0
G
G
': !
j
I
I;
! .
:\
; !
; I
!I
, ~
.
. ,
.
.
,
, .
~
I
I I
~--I HIGHLAND AVE.
w
'.
ATTACHMENT B
VNIO:trl'fO~n;; It ::--
---
AJ ONIClWMSS f'lNS - n:::W'13J. I..,
1"'::-rTl ,,'-
:'i~~i
;:':-0:;;;::0'.
-'I'
lu~;
: ' .;.
! H~i "r:~I;~,
: '." ~ ' : : t: ,." ':...r
'----'==_' urn
011
II
Ii
II
I
e'-..~ !
-- I
I
: ~
__~~I ~
-......
-~-
----=
':JIll 'S.L:l3!lIOijV V31NV11,^
_l
-
;II
:il
"
.
"I !
~ _ -:h I
, :.1-;:""1_-;1"""" "'.......5'"
i:" ; !h3~frMO I rl- _.."4)
';'i i'."
II ..12 I I
~~ tlJ ! I-~:l.-' I.. , !
'-~ ., ,
~..LE1; : .;.
.-~-....~
o
I
I
I
i
I
I
,i
,
."
~;
./'/
~kC~'~~
. :1'- ','.- __,::.::::.:."
I "'I' ,: r:,.; 'y--" 'i
II ;f:','}', i,~ 1'1
. i ,~,'iij;f;j i 1(',.'10) j"" ~.
;,! I ,. ., 1"1"....; I Iii
:""7 '0 ;g"', ,~^\ '
i ; ~t:::J, i ,",
'Iii ~~!
~ i'Y -;;. //';;
I" ,.., ~ ~/
, 'lL' ,
.
!
I:
':
. ,
!:;
...li......., /,:,,'
&,,/ !;'!..
i:
'1'1'1"'1' 'I..,
,I, I I ';: V'
";~,, ~, .:, "
,~, "I "."-'~
1111 I:: 1\' p" r+;
,; ',:" ,,' I
I'ii' : - " :i
! 'I!~I ,.iI' ~~,! w; ,,':
} 'l, .;~! I r i i 'I
I )! ~~:' '.; \;; :
I j.! .11'1-- _ ',;
.
/
o
I iI i
I .
. I
1.11
lil"I'1
_,1
, 'Ii i i ~~j ~:
:~il~
I~~
:
..
,y'
..............:
:"""""""i
, . '2
!
, .
~ i
! ;
/"
>~
. t
, i
~;
.., - I I
--_I ~.~" I '
~ --I
- W'W3US'
i
\ I
'I,
I. I
:E
~~ a i
· i I
I I
, I
II
I
,
u
if/ -
a
f i;
l
Ii -
aiii'!_ ,I J" .11
Hi jltH,1 ,i !!li'i'~I'1
'l'ill',I;! III '....
!.j.!i.l'I! . I .
HI hb! t I~
"I""i'l 'I
','if!ii 'I'
hi 1"1"1 I' 1
II. I:U- I' I
II 11.H . 'I
~ !!; 1I!Il!!! !11111!11!1,1,111
, ""llll;l' hll'!I!! l'lld
:t. n ,.t II i . '" .
" ';iI! I..,ll/l !dlll,lliI:!!'
II
-I
! i 1.
i Ii
. :-
! ! o.
, "
~ I;
.,
,I :I .----'
! II
! I I
i R I
LJ 0 I
z
~.
Q.
W
1-'
en:
.
!
.
I
;
ffi
~
;...-.-.-...---
I
(
!
~
,
iil!
..
jj: Id
""I <i
il~ h
."".
1M
:,., ::;
H ; 'I~
!~ f "'~
~ .,. ~ ~I!
d!~ i i
i~~; i ~~
Iln Iilii
I! ~I~ lino
o L. .rU
.
! '!Ia
,
i _.
Ii I
;U I ~I
I ilo
----
--
o
I
II
i I
I
!
I;'
! liti
i:'
Ii:"
ii'
Iii
:11
II:
::::
i:-
::1-
I:;:
e......
,_.....~.~ '"
---::::..: \::l :
-.,......,.. ':lNI'Sl:l3J.IH:l~H^3nNYTM
t.'hl~~~
I '. ' :.'.' I
Ij"~_,----,;,, I:.' ~i~= ~
.... ~!/..!: L-..:.
i.1 .~~ ~
! ,'I
I l:!....ah. I
r~ "r.T1 :
lHJ E
~"Lr~., L'!.J :
I : 'trV I
I [ii4' - ":j- i!~~ 1'-
. +. J....:.~: g i ~~ ..~~.::t:;.. t: " ..
r! .. ~ "'!I .: :.i!i :,:., . _ .T1
~ . z,~ 1 1 :.__________ t I
--- - --q.- --:-..::-.:-..::--:-1&..:----:-.::---------.=:---- -- ---
I ~ . ,- 'i. - rifr ""- J:;;:j - I
' . H'~ ;.;:riil ......~ ~ .f
r. ..~"'-L_"~'':'' -'- = '. I' fL:...:...Jl
c:. _ :i!'f .Ali!:!" . i:~!:~ I
I .:j 'iji7j' 1-,' - i --, i
~~!Q!~.f~.. .. .=', '.'. ..
i~ I
r., j-,
larr.C i!!!
I iii ; ~,i! ~ I
t..:: L.:.J '
I ,.
, ,.
.....r-
-..-' rzv-l
.3 ~:
-'~.......
y~nvo 'ONGrIMBBNWS
'1W.IIa:l o.'i'1HOIH
a.rat__ _
Al ONlOwmaB N'tS -ro....e.1 ~~
"'-
~,..-
0
i i ,
:~
;1,&
, ~ :
.
I i
,
i "
,,'
, i . ~
. :
..,
, :!'
.
i
,
: "
,~ I
, r
,I
0 '~
,
!
~
,~ zi
..... ,~ ::>t
~ ':D~ ~,~J~i II ~
"',~ HIII~
'LI tlll'l
,
l.. '~
!L!
[ ~
,
, !
,
L. m
!'-IL-' ,,,
. . fa-
~~l
G . -'.. .T1 :
E..EB3 -
"..,.
.
J,--..
. ':!
-
~
!
"' i
-
, .
: I
j;I' Ii
UJ;I
~
i:;
,
;,
,
r
~j:lJ:l'
.. .
!!! !
I --
j! !i
~I!
. ,iii.
PH
i 11:0. ~
.
o
~i '
Q,,' ~
I.....~ :.
, "I;. ~' A
~"~' .- ,'j: ' 8-
.'.. \..'I<!::~, _'~
~~- ."
~ Iii ....
. " ! /.1 _ IL
- '::: Q" l-
, : ,.. ".. I II ~ :!
-~ 'y;u:!:;
~.. ,_, ~I j" i'!! fil ii:
- ~; I' C>
~ '\ '1110::::
~ ..co
, ...JI
, Z
W
. ..~
'n_'
--
---
e
, I
r I
~:.~ i
.. I
"; i
.- 1
- I
: I
II
I'
I!
,
I'
,
1
I
I'
, I
I!
Ii
, '
, I
I,
Ii
: I
, ,
, '
_..~-
.":.~,~-
.-...-.....-
~~"'
. "
~".......J i
Y ,
-..~
-.
:J/l'SJ.:l31'H~~~ ~^3ml~11L\
.!
I ,
I ,.
"
"
I I I
1.1
, ~: '
I .
i i I
I I !
:.1 I
"
I
, :.1
':,
, 'I
, "
, : !
I i
i ,
.
,
: ,
i :!!
i :~
I I i
I:!
.!;'
";.;
1:1
"I
Ijl
I'
i ~ i
1'1
:11
~ I :
~ ; ~
, ,
III
:!
"I
I'..
I-I
"i
1-
:;~L
iii
I!i
~~
, '
i
,
~;
!',I
:::
,:1
'i:
i .~
",
'"
"
Ilr
li.1
1;1-
..
"'N~O::lny:> 'ONlmf,'N~38 NYS ._
l'y1:U.N3::l ,(]NVlHOIH
tlNSl"CHlIQNIS ,_
Z'ZV-!
NYld ;';:;:I!
0N0035
Al ONlOl::fYN1::l39 N\l'S' n:JY13.L ;""
!
I i
;
~
~ '
:.::.
~~
: ~
z
.:5
Q.
a:
o
o
..J
lL
C
Z
o
U
W
'"
z
<(.
....J:
"-I [l..!
r '1 u--I~rTT!I: ~ i
l ~ ~~I ' -hi ~
r! ~ ~:Jll! ~
b-----;- ,.---, '. ~
[ 8[ - ~ " :1 Cl
5 ~ -' ~ I W
w - ;oJ" <.?
I,:,,' i, 1IJ .. ~ a::::: ~
, , :51
Z
W
,
I'
I
i
I
I
i!
I
i
I
I
i I
I!
I [
I
I
,
i I
,
Oil
i I
vMfO:!nY:) 'CJNOIWNdI NYS : :--
1WJJG:) .oNV1HOIH
DN8rGt..Q;; !_
AI ONlOtNN$S NWS' roV13.L :.~
t.~-!
--I
NW'W:
lIClCnl_
':lN1 'S.l:l31lfOllV V^3nN'tllI^
_.....~..
---
----
-~...-
e
..,.-'
:
--_..-
~.. -~
-,
_:
"---
.~
i
:::
,ii
Ie
: i
! I
.
..
.
I ~
. ,
i ~
, .
Ii
i .
,
,
! I
I'
I
I
I. :
i:
. ,
. :
]'~
~.
o
....
'-'-'~'-'-'-'-:J!t:-'-'-'_._._,~,~:~.-,
'ii'
!..
Ii'"
::-1
.
..
.
.
q;:
5
lL
II:
9
...
C
II:
:E
~
.
0 I i
i I .'
s
. ,-, Q..
"...,.,,1 'I!:::
['.. ~I .' ~I.~I ~:I ~
C ~ ;, ~~~i. ~
, 81 -~ ,.... .' I! 0
,~ ~ !-T-~lj! i~;
ffi
-.-
----
...
......
i'
,.
,
! '
--......
........~-
".....--,.-.;-...
......~...-
JtH SlJ31IHJ~~ ~^3ntl~111^
0.........
......."'
.~;:;t :
....
....
-
^
(-' ;-)
~
C'
~
---~
---------- , -,------------..-
----------(-': -
~
^
----- '(-' -: --)
------- -.: '
v
t
,
.J
I
L
" A
e ;-)
v
^
:.t.
~
(- ~ ~-)
(-; ;-)
r
!
--'
I'i
L
;:-) !
^
"
( , ;-)
-.
~
r
.-
(-'
,
(:-1
-,
r
l
i
(,'
(- ,
(-
v
""N~0311Y.) 'ONImIVN~ N't'S
1'f1:1J.N3:J AJN"'H~IH .
OICl"OH VONlS !
^I ONIO~Nl:i38 NVS - roV13.l :".
i
,
~
;-)
~
,
~.)
~
~-)
^
.,
(-; , ;-)
v
t"ZV- :
-- ,
NYld <OO~
,
, I
, I
I
I
I
,
I
Ii
.=. Ii
I'
~~ i I
Ii
II
, I
I'
I I
I,
z
5
Q.
I!-
o
o
a:
o
II
! I
o
, i
o
! !
,Ii
':JNI'Sn31IH~ijV V^3rtlVll^ :
-..-,.~ ..
~..--~~ !
'i!, LES s
\~i :B-i ~
[ESS
, i ': Ell Ell
, '8 B 8
1';1., '
i~8
...aae
i
8G (~ia: a ;8
I::Bt::IBI
8..8 8
o
,
,
"
!
'" :g:8
:;38
\~'
:3's'S
;;~e-. ~,
:!'88
1=<11=1I
;aa 8
'1:
~a;EI:8
,..,..,r-
\
\ il
II'
'iI
,
/il
"1
\ii
,
.-/'
.,:~r.,
oJ.......
aiElIS
:;:J 0 0:
.in:
':I'~!~!
, ;l'SSI
:.\"
, 0 0
'", ,EI,S
,: I~:
'-::aa S
~, J3I 81
:38
{,
.
,
,~
\'i
o 0
.
Ii:
.' ~I
"'i'
IJ!,
[ESS
&~B
jA8
, ,tElas
G +s: as
n-
~~B
eEls s
:3,s s
'" [3- e"
_0
, @~]I
:3S8
1~!'8
:J3: St:
J3 s~
~
"
~'8f
J31, 81
''''is::
= ,
'E' 8;
" !'SI fiiilIl
,) B ct
t, if
, '
88'8
RlRI
If:
/ :1
'......~
VNI:fO:fnY:)'CINIaaIWMBB NYS . ...
'~0i'l1H.2!!;t
---
^I ONlOl::f'I'mSEI N'tS - roV'1!lJ. A~
1. i
ii ~,
.....t '4
, ~: ;ri ~~: j
I]. 1', : idi,~i~l
. :!.I.,;,
i, ! ;J!iibi~
.f'. !t,f.,zi;,.l
, !lI!l'ilif"lI'.
. ; ;.,-tiii!t,:~
"j~'!'"
, ..: ~idi,~l!
i:I,'" I,"
ii, _;.._~ ~;:I~~
~' 0 0,0
'38'
~'BI
',38'S
'<
.,'.'f",'
~L.. ''-i ~
J3 Ells
~.
.;
o 0
\.
-
rt''- :
--I
SNOIJ,YM1I'
_IYlI!
~
-,
II
:~
'.
j- .
I
i
,
,
,
,
I
I
Ii
: I
I,
II
!
I
II
,
----II
c
c
o
-
II
i i
I
I
I'
,
..J.~
"'".
JI'I'
'G)i~---'"
: ~ I ,-a-;,
_...~..., ...... ,t..-.,.
'-'''- ~~
---""..--- ., ';'
....'.w...._: I ~. ,
'~'~~""J'.lV Vf3.............1'/' i -~&
:;,~_,j.:.'!"'T 0 \ 'liIjV! ": ,_ t ,_
.'''j ;'4UIJ:) pue pwJ'46tH
P IMlJO:l1Hi \WIOS :
~NISnOH 1:I01N3S i::"-'
I\l ONIOWNl:IiI8 NVS n::lV'BJ. :
i
,.
!~ -~
~;~ t
;-~ !~
~
~
~'Z'
-.-
...<
- tIIIlNI"'WllhU
-... ........ .
----
.--.
-...~-- ~
iii_ -:.....-..:>>1
1 1- F :
t il;;
. .-;; I
ii),
~~!
!f
So
~
~
~., .....--:.-:--=;:.;,.
;:
~
i
~
------
L
...
;;:: ~-' ;:
IQI~ III.
i;.~~: liit;
,!~.l~'.
,;~.~~~~~
~~Uh~~
j~!lg"'liIW
01=...s!t~
'~~:i~gi
HmUi
"'
<:: ..
. .
"
,
,~
.~.
,
IT' ~
~ _.~--
_'- ,'0-.:-/"
--.. r-:_=:---~':"":
<i~~..':-~
.. ',~~ l::::1. ". ! ~~.I'__
.t::::J~,_.-t-"
- C:1"- "Q , ' .
'~,,~~j ~~l
'-~\~~=~-~-~
;
"
l!
;i;
aj
ih
:---.....:.
;,." j;
~~ ~ ~i
~::.:: ,
..
H
f~
,..-s................
,I ~.,.
,='
"
i
..
"
;.~
:u
h;
-,
~
u
,
. .
t
I
.~
.
,f
Iii
h~
i
l'
II
=u !i~
!u !.I
...
J~
~~
"
,-
-:: ..-:.....'
, '..... ---.
..-....:~..."
~
-~,
:~
j.
o
.-:_--
.--,
-'
"-" "-'
.
.,-" iI'!
i i!!!
_V'MWGO
.'
Ii
.k
h
,.
"
ATTACHMENT C
c
CHAPTER 19.06
COMMERCIAL DISTRICTS
Section 19.06.020, Table 06.01 (G) (7) will be modified as follows:
c
o
c
c:
fI)
f;ol
fI)
;:l
=
f;ol
!:
~
f;ol
Do
~
..l
0(
:z
o
-
E-
-
=
:z
o
u
=
:z
0(
=
f;ol
!:
~
f;rl
Do
E-
:z
f;rl
::i!:
Do
o
..l
f;ol
>
f;ol
=
=
f;ol
!:
~
:; f;ol
! :
f;ol S
..l ..c
= ~
0( ='
E- -
,fI)
f;ol
fI)
;:l
=
f;ol
!:
~
f;ol
Do
""
o
E-
fI)
-
..l
fI)
~
;
~
-
=
..l
0(
-
~
f;rl
::i!:
::i!:
o
u
o
'g
II>
!:l.
C
II>
5
g-
o:;
>
II>
o
'"
..9
-
<.l
II>
:E'
=
Ul
~
!:l.
~
1l
-
'g
II>
!:l.
e
'"
.c
<.l
:c
~
Ul
-
<.l
'C
-
Ul
'6
00
c
'C
o
N
Oi
'g
5
5
o
<.l
II>
.c
-
.5
Ul
II>
Ul
=
~
5
'C
c.;.:..
11>(,)
Ul '-'
0_
.c .-
- E
:l II>
;j!:l.
~ ~
-:;J
&-
- '"
_ c
~ .2
oo'~
c"O
._ C
~8
= '"
cS ~
u~
~a
'"
u....
U
o
'"
u-
U
o
=
U
o
CIe
u....
CleM
U
o
CIe....
U
o
e-I
~...
U~
....
o
o
~M
U
o
~....
U
o
~'"
U:::'
Q
0....
U
Q
0_
U'
Q
z
U
o
oil
>-
!-
:>
~
<.<l
'"
;J
o
z
j <
..:
._ w
!O..!!
e ~-
.,; ~ 8
t: r.., e
..- ..
'" .-
u w "
'0......,
.- ...
> " oJ'
e='O
"''g -=
-= .. l:!
.~ .,'-
-=. w
il >.S!
ell ".~
- >
w " !If'-
w II ..dl ~
;J i! ill !l'1i
]::l;:l,g
...Cl_",_
-su..,s
fl.!!.l! u
u-c:..!!-=
> .S u.., .
. I"'; S
l,gil
S ..!!.';;
:::10 '-c
u=o;:
=
000 UUIIO
o
U
UO
OOU uuuuo
OQU 'QOIUO
u
UI
QO
I UO
o Q'Q U I U
01
U
00 U UQ
OOU UUIUO
OOU UUIUQ
U
U
Q
u
>
'C
o
'g
..
!!l.ll
w 0 ..
s'= c_
.-..<.<lot! ~
Cii = "' 0 -
= Sot!,. ..
"!!loO> >-
i - ~;c. n ~
-;:€1!i~ a S
Z~al'O.... cii ii
I I :' = U ~
]] :r:'o~ ~;g}
~ ~ ":' .5 12 -fi .2 ']-
:l ..'ji .$ :; 11 > 1;
.1:-" wOO'"
caca~c..>.c:uu
~ ~ S .s~. ~ "i'~ 11
::I:::I=e..... ""o5i
<<<!-~~_Jl>
"":Nrr\ ...a:""\Qr-:oci
.
u
~
w
u
i
)
.:;
'Ii
'" "
~.!
~q
",'~
.. a
'" ...
~.5
,8,
{~
o lSl
0>>
:11
... ..
NO.,!!
~~=
t::o..!!
.........
~):2
-J~
;:; 1
:2 ;J
.. ..
o
c
10
I
I
I
fI.l
[o;l~
'fI.l ("I....
~
Q ~on
[o;l ("I;::;
!:
~ 8....
[o;l
Il. 0_
""(,,I
o
E-Z
fI.l("l
...
~
fI.l
ti
;
E-
fI.l
...
Q
~
<(
...
~
[o;l
:E
:E
o
to)
.
-
<:>
~
[o;l
~
=
<(
E-
'"
("I....
("I
'"
(,,1-
1.1
='
("I
lll.
("I
lll..,
("I
lll....
1.1
lll_
1.1
~~
r.J~
~..,
("I
1.1
1.1
U I I U
U U :1.;u
U
U
U UUU
UU
>-
...
:>
6
<
<<l
'"
:l
Q
Z
j
"
. :E
f_~J!
;a 5..2 -..
:G.s"iiS
.8 'i '0 il
W ... M1"=
""l::;, o.!! c:
C ';:: 05 90=
.- e.- c - -;;- u
;: ...!. :I 8 " ::E
~ '5 "oo<<l e '" '"
"'1'-'-'. ~u
u ClO r: - -.-
"0._ :> >-::;:
;:l eft C).1:: ~ ~'u
-a c :.. ~ .; "._!/_'" " "
~H.!:!4!-g c.."-
'.2- - eft- Bgf
.!!l] ~.5 ~ e 8 .Co
.5ttt~ :i!i~ ~j
~ ~ e.1: f:.. ~ II '" il
.e il''lil ~..il 5'O.f.!!1il
,," 00111 "l!-"'> oos
'21'i~:>~cQ.E:i!"'~&1
U:ti]tS"':MM."'~
u
Q Q
QUQ
Q Q
QUQ1.;
QUQ
QUQ
QUQU
~
on
r::
..
~
U
::E
QUQU
QUQU
QUQU
>.
c
o
'"
-
.
-
Q Q
1il
..
l!
.:l
~
i
.~
=
"
I
.8
"
il
~
~
l
i=
g
;:
"
~
'i'
1
Q Q
Q Q
....
S2
::!:
....
....
....
] Ri.
"CI's II) eft
l!,,"g "'0
. ... - -
B'...g Ci.i
Q.~ .:; '5
I) - U c
..1::'= 0
1-00'- C
II ~.~ ';), '"
.cQu Co ",,2
:!6;~jCft]e:
c ~ = :s.5 tf.I II r- ~
!W: 0 ~.cClDI>
C .!! .- "CI 0 u = u._
:ii ~ij:a'ij'~Q
:E..a:>.!!"'1il~Q-s
~;!!g.g.s~"~~
<<l..., u ~ o1!!!:I , ,
s~~-~.!.!!Z!
._ II.. .." _ = = C
..".._",_"1.1-..
:=.!! & 0 'i -; ~ ; ;
l:!I!.l'l;:::.!!ih~~
._ ti ~"8 ~ i ~ ~
~J~...~~....
~UO_al_Nf""l.
;:
,.!,
...
o
J
Q
o
o
o
rIl
UN
U
rIl
U-
U
=
U
=....
U
=,.,
U
=N
U
=-
U
e'"
\.J~
e,.,
U
'00
f;I;l
00
~
Q
f;I;l
!:
~
f;I;l
Ilo
""'
o
I-Z
ooU
...
..l
00
ti
;
?-
m
-
Q
..l
<
-
~
f;I;l
:::E
:::E
o
t.I
eN
U
e'"
U:::;
ON
U
0_
U
.
-
=
115
=
f;I;l
..l
=
<
I-
>-
...
:>
6
<
<zl
'"
::l
C
Z
<
...:
..
",:D..I!
.. ~-.
"Eo's
!!';;1l
.. ....';l
'" 0 "
.- .,..
>..-
0- -
. g. 0
Q,c"
"".. ..
u " .
.. ~ to
"" -
;r 'j
" e
- '" .
,,- ..
~~]
~ !!.~
.0 0 "
U II en U
.u r;i l:-e
~ ~ tG.~
,~;!_ U ..
_~O.:f
l! ~.~ !l'~
oi:'i=
a.(.)~..!~
:C
CCCCC
cc c
C
cccc
ccccc
coco:
ccccc
ccccc
ccccc
occoc
cccc
ccco
ccccc
"
o
al
o tI] U
~~ wi:
~3 j~
~~ ~],
11 ~ ~ ~
eg"'J!~e
~gU-;l
.... i:'.."
lllCC:!:",:
...:t".irri....,.;
"
..
1;Il-
'0 :l i!
; ~ e
"" ."
~ ~-
1/'_ '"
c".o
=i!i
1;15_
"" 0 U
U U C
.. u ..
"""""
;r - .!!
v:I >.:::
-.0 >
C .-
~]tiCG
_ .. c
.. .'"
cn en U IS
7i:.:~!!l0
'u ~ 'i! 'i::g
....~.!!-
~ ~ ...,!l
.. -
.. .,Q"
ul!~~S
:::!!e,g]
u g !! ~'s
..:u tl.o:.:
...:
CCC
U I- Q I
CCC
ccc
u u
ccc
CCCC U
cu ccc
c
cccc
u uc ccc
COC
uc CU ICC
ccc
UC
CCC
.
ucccc uu ucu CCC
UCCOC IU UCU CCC
UCCCC uucucu CCC
ucccc uucucu ccc
co
CC
ICO
C
CC
ucccc
U U C C
i'c. l_
~ >. -
~ j 'o~-!
8.0 en
"'.!II oS "0
'" 0 to " .~ ""
01:1-8 ~ tIt.2 _ 0
1:::_-- _ _ U
'Oo::l~e; 8: ef? :(
::I u::E::l 0'" en -
]-=~c: tI] Ci.i~.!!Ii~
::;. .~ i. .~ 1! i:'''' Q. c c
1;l" ".. .. g !t.g. rl
C .. = 11 ~ c n ~ - rn r~ ~
~ }] ~ 58 l ~c~flfil
..' '" ~ > '" - ".- ~ l ~ .. .- 1
!! i!!5~ a.~'~ i~~ 0-!-i~8:,,"
.!!oO c ''':rIl_'':!:O''!!'''~
C:fi:ji::o]- b ....~ u.c-'t:tI.)-
1: .. ~ !! ~.o 8 g:6....]~.8 1;I.~.1I
Ii eo.. 0 E '" <1'...5 0';; 8 !3 It: Il
UCii:o:!:.:s.5~~~~Z:7iZ:o~
"':Mr"i.""
. . . .d"':
\Cr--OOOl--
Nf'I'i"'=
---
o
o
o
<I.l
1.1....
1.1
<I.l
1.1-
1.1
=
1.1
~...
1.1
~...,
1.1
~....
1.1
~-
1.1
~o..
~~
~...,
1.1
fI.l
r.iI
fI.l
;l
Q
r.iI
~
~
r.iI
~
r-
o
E-z
fI.ll.I
-
..l
fI.l
b
;:
E-
fI.l
-
Q
..l
-<
-
~
r.iI
'"
'"
o
u
~....
1.1
~'"
1.1;::;
0....
1.1
0_
1.1
-
~
!
r.iI
..l
III
-<
E-
CCC
o CC CI.I
OCC
o CO 0
OCC CO oc ouc
000
o 0
C
COO
10 00 C'
: :.0
:0 Q Q
000
000
: : .0
o
iO
x
....
i3"
Seu
<!li
~
';;cu
.51
tl
u
~Q
'il
u
u
.i Q
l
uo
.5
C
OCO
o
C
000
o
o
o
o
o
o
o
~
>-
E-
:>
6
<
III
~
o
:z
<
...l
..l!" "
-:;;-s
u6~d' :! b
- CI - c c
~~ll=ll 1 ~ 0
:;e;!:I~.= ::"'C-c ~ foo
-'-loe ~:;c - ._c
~.c..ce;': u >ClI Co "C;a
o VJ Do.!! _ C _ c ...
-.a-tO u u. ce >".
flJlo#O = U yU - 0
..c.5 a . " .; '6 Ii! " Cl
Uau,,:; "..... '" ~-
~._~~_ .~ ~~ c. umee
~ >.::1 ,.~. - ~ > t: "
_ en .J:I en '"' 1It,.r - C U'- fIJ
~ to.)!.!i.. = ~ ..!:! .5 II)..!! at: C:;1
=.~~~~ ] - ~~ '~~VJ-~~
~ Po 00 ... ::l - S ;:::a.. >" DO U n u -
2 c 3C 0 - U')'! (I) co cO .... .$ '=.: u..!!
~.8-..l!=J ~~i E~ ~E~~~B
.-- .... --lis u_ ~'Cuu"'"-
~1 ~ ~.~ ~.~ II ~'= ~~'-I~:<:l!1!
8C~"~~ IIl~E~a~d~ -f~.
E OJ o. ~ ~.~ f.5 e'E ~ -l! ;; "'. :!!:.: I!! -5
0._- ",u"'-a!!oCl. . ~1!-.5.
~~ID~i~'S~B~I~~I~~:~~
~ E ~ Ji1::!l
-8a -.O_'....'~ ~.~ ... .d~
~ ._.ce_~ ,-, ~-. ~~~~--
..;
COICIO 0
" 0 0 0 I 0 I 0
010010 QU U
C
I 10 0
o
000
Q : Q Q I Q
Q Ie cce
00 0 COO
Q l I Q : Q
00 C ouc U
o QC CUO UU
Q OUU 0
o
Q uu : Q
o I I U U 0
~
..c
U
"
t:
-l:l
.!! ~
C;u f-o
:Cy a
rfc u ft)
'= 0 ~ .~
-5= u"U ~ .
_. "u ::I
C .- "a - 1:
u ~ "'0 -8 ~.~ ~o i
.,. ~ n ='r;; ': c:
= .- ell u'-
~ ;ce=~J!r.n ;.:
~8 t~a:!:; ti~"
u";;'o"Si'=uo~.A.
l! .!! U ..::l l! :; .= ~ y -
a .. " ..'- U . "," l! &.
.!!.l;lz,;,,Q >.l:ll!!-!/;:
c....2Cca"CIu~au
..l!o:I~~~~~~~~~~:
-NM...",\oCr---OOo\--
loIi
U
U
DO
....~
12-
t::<:i
...-
"''''
-...
-0
--
uu
,,;!
-
o
o
o
'"
\"I....
\"I
'"
\,,1-
\"I
=
\"I
ClI:....
\"I
ClI:,..
\"I
ClI:....
\"I
ClI:_
\"I
t.:lo.
\"I~
....
t.:l,..
\"I
l'I.l
f;I;l t.:l....
l'I.l\"l
~
Q t.:l'"
f;I;l\"l:::
~
~ 8....
f;I;l
Cl. 0_
",\"I
o
'I- Z
l'I.l\"l
-
..l
l'I.l
t)
-
ell:
~
-
Q
..l
<
~
f;I;l
:I!!
:I!!
o
u
-
C>
..0
C>
f;I;l
..l
=
<
I-
>-
...
:>
B
<
l.:i
'"
~
C
Z
j
C
I I
CCC U cccCo. ...
c
ccc U cccCo. ... c
I I
c
I I
ccc IU cccco.u...
I I
c U CC 0.
...
C I I
CCCCU cc co.
... C
C cu
CCCCU cccCo.
... C
C
ccccu cc"c~co.
N
... Q
Cl : a-o U
CCCCU cccCo.
... C
c U
CCC U cc co.
...
C:
c"cC U CCICo. ... C
U
Cu
CCC U cccCo. ... C
C
C"cCIU CC co. ... U
C
C"cCCU cc co. ... U
c
c"cC U cc co. ...
~
"0
.~
"i5
"
u
-
:i ~
C N
..
~ 0-
.. ,..~
0:: "'! ~
_ "'C >. Q CIS
"" :;;; ....-
'= . t: Q\_" lii -;0"
-=>'. ..
.. -8 = ~ c -8 "-",-
.-._ 0 I 0 lU
C ~ - .!! .= (.I., .,,_CO ';(
u u 0 co u t.t::I
~~~u ",.5 ~~ i - S
'c~.~~ e >.S U ~ ~
~.~_ ~s ~ = u
fOe < 0 ~ "a r.n:5 e '" _."_ :s'
.- OD - 8 >..- CIJ CD .... ~ ~
lH.5~ g C~~~~C'~C - 2
~E~" ~ ~..~-~,,~= ~ ~
~~_~ ~ -~~e .-.->. CIJ u
....U~u.; u ~",~~>..~g._ ~ r.n
~_ ".. >. < ~>~.~w _
....-IX ,,- - l!-"-"-~ -
"'~~~= ~83",,,,~-!~~~t.. ~
.!! _ .... .... Ii is t: ~ ~ l! = I'- ,I-" . ::E -~:- l-
i!.:1: ~ ~ e '= ~ 8.5.5:: '" u ~ ] .....!! 0. '2 U
" .. .. 0. l! :l IE -l!'" l!.::I.Il... 11'- ~.. C "0
~iii~-::Eo:~~~~~~~~I~~~
. ........ ~ . . . .. ....... .
NM~.9~~~~~~ Q_NM~~~ ~
----cu----- NNNNNNN N
III
~
~
l!
o
~
~
E
~I
::.i
""
,..
?S
S
S
.,;
-
"
.5<
"
..
'"
-5
'~
..
l:!
.5
l-
8
.5
.;
.11
-
...
:;;
~
"
'c
!l
~
...
"
"i5
.!!
"
:.z
~
=
0.
..
-5
"
:.s
'~
oE
g
'"
11
0:::
-
"
"
l!
is
~
...
u
:e
~
'"
..
is
:;
~
'w
~
~
..
l!
..
0.
'"
,5
...
=-
o 'u
.. "
:0 a
~U
" ...
=...
<-
-!: N
"l'e ~
Ou 8:,..!:::
..0'"
~ .'"
.5 ~ 8 =
l'S.!!-
- sr'" U
~Ci!~::E
u.J5!: = ~
o
o
o
<Il
v,..
v
<Il
V-
v
:=
v
=:....
v
=:",
v
=:,..
v
=:-
v
,,""
u~
"",
v
rIJ
f;I;l ",..
rlJV
~
Q"",
~ u::::'
...
...
~ 8,..
f;I;l
=- 0_
r;.,V
o
...:z:
rlJV
...
..l
rIJ
...
u
1:2
...
rIJ
...
Q
~
...
~
f;I;l
~
~
8 t
>
~ 6
= -(
f;I;l 1il
..l ::>
~ ~
... ...l
t:f
~.!! .s
o~ .
-.. s
~,gil
~.6 ~:2
.~ i n ~
ll.iiS.8
... ="
:ai~:;
~e~=
.!J <<,) .,.CI
" " lrl ,53 .;
.~8;~-g
tG.El...c;u
e ,l!I s 'u.53
,,:;; :I J ..
~ ~ 0 .!
s "8. ';:
~ - (I) 13 '':
l! ,5.,... ~ ..
.~ Il~"'~ ~ .f
" 'i 10
- -
= Q . -
~ U 0. Q.._ cS
~
:uou
fUOU
VVAV
UAU
UAU
IUClU
fUOU
IUQU
IUClU
UAU
VAV
:uou
UAU
J
1
..
=
..
:=
l!l
.., ~8
1:!ii8'E
lliS]8
.6~!l !l
! ~ 0 0
~'c JJ
~Su1i
-:al;l1ll
.a a..........
-(-(~~
.....:N~~
A
A
A
A
A
A
A
A
A
A
A
A
A
i
~ ..
.53 'a
~..2
.. ~
~.s
... 0
" -
;a...
~.i
:J
!~
.~ ,~
:E~
:I _ .
.. 0 8
" "'E
:3 l!l"
:3 I'~~
ls!l
..;
1 1.!l
~'=ill.s.
00:3='s
u~-=~~
.2 !! o.'!l
i: -:l ..'a
"l!s.!l:El
t~] i'8
r>.lll]lll~
- = .-
,5 ~ ~ iU
g.;:..." .
~ e.u:'S ~
(l)Q.:aWl=
.~ ..c:-iJ e u
~:a e ~ ';
<<I ~ a.... u
"" l!! U :-e
")BJ!>
:; .....,
v ... ~ ..
] ~" .~
~:Cl".3 ~ ~
iStd _"'='_
"" ti "1;1 -
~ u iit:.!! cS
d
I I I I I I I
I I
I A A
IVA VUA
Ie I I I
A A
A A
IAIUUVA
A I AVUVVIA
AIUUUA
A AVVUVA
!
i I t
'" ,e.. ro.
e ~.! flO
jJ ii!"~~!
~~ E-<8 [8
i g~.l!I il] rE
a:l b S'::I.81::~
8 r;~ .t~.;; ~:3
ESJj:=:=8~~~
"':Nl'f'ioo:t="';..or-:oci
-
~
-
;::;
-
'"
o
-
-
U
~
.~
:
"
::3
1
..,
'8
o
v
..
.~
...
e
1
S2t
1::::"
~I
~~
~
o
Section 19.06.030, Table 6.03 will be modified as follows:
o
o
o
o
o
!!!
11:I
;!:5
<
=
~=
i-~
11:I0
~
--
~u
~
Iiol~
11.""
11:I""
11:I
t~
Ql""
i-....
11:I"
-""
=
..:I
;~
i-
II:I~
~o
=""
Z...
-
=8
Z
<"I
..:10
<u
-
~
Iiol
:E
:E....
88
,.;
=Ou'
..c
=
Iiolz
..:Iu
=
~
... ><
><
}; ....
::>
>< M
M
M
M
M
M
M
'" ....
""
"" -
.
M
M
M
M
M
M . .
.
M M
M
.
.
.
M . .
.
.
.
. . .
.
M
M
M M
.. .
.
.
.
M
. . .
M
. .
.
.
M . M
M M
. .
.
M
. . .
.
M
. . .
M
M
. . .
. .
Joe loC . IC
.
.
i2
~
r:
'"
~
u
:IE
1
~
'"
.
M
M
.
. M M
M
00: l'C lOll l(
.
M
M
MM.
M
M
M
M . .
M
.
. . .
.
a-
'"
a-
U
:IE
M
M
...
g
co
M .
. loC 10( IO!
.
M M
.
)< Ill! . lC
M
M
.
oIll-
~
88
...
=
.
g
~
...
~
~
.2
M
M
... )( _ lOll
.
M M
I( IIC JC JC
M .
M
M
M
..
I
.il
.. .
M
M
M
.
..
.
. M
~
<
Q
Z
~
'"
..J
<
fil
~
'"
u
.
=
u
>
<
8
=
.!! u 0 i $
.. E rJu . N~ e ~ i
1 11 .J ~ j i~ ~i .. ]1 r~ ~ ~ ~ ~ i ~
u 1 g P i td .~ ~ ~ .~ .1 ~ ~ g'~ ~ ~ ~ ~ ~ _! ,:I :IE
I~ 1. -1i.llJ~ ~=~ijo- ~8!~.t.J=~~uH _::>co=....~ 1~
" . is '" - ~ <!!'- - - J .- 'll !i IS ~ g -":IE 0 ~ ~ 'iO~ ~.... ><:
~~ i~]i!~ji ~'~~~!J>ili~~~l~~~~i:IEtJ~ ~I~]~~~~~i
~ P 11- .e~I~~ "';!l i :IE P Ii t ,lI ~ Is ~ :5 .&.i ~ u...~ ... ~ '" h ~ ~ l ~ .... - Si ~ ;;;
~~~..18 tR~~l]J~] ~~~li Jle~tt~181~u~ui~J~i!~
<<3<< u .cl:lE:lE:lE:lE:lE~_U:lE~Z_- .~=~~~",~",u"'.:lE~:lE~:lE~~~~~
<= UCw~o:~ ~~~~ ZO~ ~ ~~~> ~ x > N ~'n~._
M
M M
.
.
.
M . .
o
o
o
ATTACHMENT D
CONDITIONS OF APPROVAL
DEVELOPMENT CODE AMENDMENT NO. 08-01 &
CONDITIONAL USE PERMIT NO. 08-30
l.
This approval is for the construction of a 90-unit, 3-story senior housing project
on approximately 3.5 acres located at the southeast comer Highland and Central
Avenues in the CG-I, Commercial General land use district.
2.
Within two years of development approval, commencement of construction shall
have occurred or the permit/approval shall become null and void. In addition, if
after commencement of construction, work is discontinued for a period of one
year, then the permit/approval shall become null and void. However, approval of
this application does not authorize commencement of construction. All necessary
permits must be obtained prior to commencement of specified construction
activities included in the Conditions of Approval and Standard Requirements.
Expiration Date: 2 years from the effective date of Development Code
Amendment
3.
The review authority may, upon application being filed 30 days prior to the
expiration date and for good cause, grant a one-time extension not to exceed 12
months. The review authority shall ensure that the project complies with all
current Development Code provisions.
4. In the event this approval is legally challenged, the City will promptly notify the
applicant of any claim, action or proceeding and will cooperate fully in the
defense of this matter. Once notified, the applicant' agrees to defend, indemnify
and hold hiumless the City of San Bernardino (City), the Economic Development
Agency of the City of San Bernardino (BDA), any departments, agencies,
divisions, boards or commission of either the City or EDA as well as
predecessors, successors, assigns, agents, directors, elected officials, officers,
employees, representatives and attorneys of either the City or EDA from any
claim, action or proceeding against any of the foregoing persons or entities. The
applicant further agrees to reimburse the City of any costs and attorneys' fees
which the City may be required by a court to pay as a result of such action, but
such participation shall not relieve applicant of his or her obligation under this
condition.
The costs, salaries, and expenses of the City Attorney and employees of this
office shall be considered as "attorneys fees" for the purpose of this condition.
As part of the consideration for issuing this permit, this condition shall remain in
effect if this Conditional Use Permit is rescinded or revoked, whether or not at the
request of applicant.
o
o
o
5.
DCA 08-0/ &
CUP 08-28
02//8109
Construction shall be in substantial conformance with the plan(s) approved by the
Director, Development Review Committee, Planning Commission or Mayor and
Common Council. Minor modification to the plan(s) shall be subject to approval
by the Director through a minor modification permit process. Any modification
which exceeds 10% of the following allowable measurable design/site
considerations shall require the refiling of the original application and a
subsequent hearing by the appropriate hearing review authority if applicable:
a. On-site circulation and parking, loading and landscaping;
b. Placement and/or height of walls, fences and structures;
c. Reconfiguration of architectural features, including colors, and/or
modification of finished materials that do not alter or compromise the
previously approved theme; and,
d. A reduction in density or intensity of a development project.
6.
No vacant, relocated, altered, repaired or hereafter erected structure shall be
occupied or no change of use of land or structure(s) shall be inaugurated, or no
new business commenced as authorized by this permit until a Certificate of
Occupancy has been issued by the Department. A temporary Certificate of
Occupancy may be issued by the Department subject to the conditions imposed on
the use, provided that a deposit is filed with the Department of Public Works prior
to the issuance of the Certificate, if necessary. The deposit or security shall
guarantee the faithful performance and completion of all terms, conditions and
performance standards imposed on the intended use by this permit.
7. This permit or approval is subject to all the applicable provisions of the
Development Code in effect at the time of approval. This includes Chapter 19.20
_ Property Development Standards, and includes: dust and dirt control during
construction and grading activities; emission control of fumes, vapors, gases and
other forms of air pollution; glare control; exterior lighting design and control;
noise control; odor control; screening; signs, off-street parking and off-street
loading; and, vibration control. Screening and sign regulations compliance is
important considerations to the developer because they will delay the issuance of
a Certificate of Occupancy until they are complied with. Any exterior structural
equipment, or utility transformers, boxes, ducts or meter cabinets shall be
architecturally screened by wall or structural element, blending with the building
design and include landscaping when on the ground.
8. Signs are not approved as a part of this permit. Prior to establishing any new
signs, or replacing existing signs, the applicant shall submit an application, and
receive approval, for a sign permit from the Planning Department.
9.
The residential occupancy shall be limited to single persons over 62 years of age
or married couples of which one spouse is over 60 years of age and shall be
recorded as a restriction on the deed unless otherwise require by HUD.
10.
All lighting fixtures shall be shielded to confine lights within the site only.
o
11.
DCA 08-01 &
CUP 08-28
02/18/09
The applicant shall incorporate the flush mounted air conditioning units into the
design of the building as recommended by Deve10pment/Environmental Review
Committee (D/ERC) on September 25, 2008.
12. If the color of the building is to be modified, the revised color scheme shall be
reviewed and approved by the Planning Division prior to painting.
13. Construction-related activities may not occur between the hours of 8 p.m. and 7
a.m. No construction vehicles, equipment, or employees may be delivered to, or
arrive at the construction site before 7 a.m. or leave the site after 8 p.m.
Construction activities may only occur Monday through Saturday.
14. All construction and grading equipment shall be properly maintained. All
vehicles and compressors shall utilize exhaust muftlers and engine enclosure
covers as designed by the manufacturer shall be in place at all times.
15. Construction and ventilation recommendations as stated in the acoustical analysis
from Davy and Associates Inc., dated December 11, 2008, shall be incorporated
as part of the final construction plans/drawings
16.
Submittal requirements for permit applications (building, site improvements,
landscaping, etc.) to Building Plan Check and/or Public WorkslEngineering shall
include all Conditions of Approval and Standard Requirements issued with the
Planning approval.
o
17. The applicant shall post a bond in an amount equivalent to the cost of
1andscapingincluding landscape installation and one year of maintenance service.
The purpose of the bond is to ensure that all landscaping survives the planting
process and last for a period of at least one-year. The bond will be released no
sooner than one-year after issuance of the Final Certificate of Occupancy and only
after such time as the survival of the landscaping has been verified by City staff.
18. The project shall be subject to all of mitigations contained in the Mitigation
Monitoring and Reporting Program described herein as Attachment "G".
19. No final Certificate of Occupancy shall be issued until all conditions of approval
have been completed.
20. This permit or approval is subject to the attached conditions or requirements of
the following City Departments or Divisions:
o
a.
b.
c.
d.
Plan Check Division
Public Works
Fire Department
Public Services Department
End of Attachment D
o
ATTACHMENT E
CITY OF SAN BERNARDINO
Development Services Department - Public Works Division
Standard Requirements
Descrlotion: A request to modify Section 19.06.020, Table 06.01 (G) (7) of
the Development Code to permit senior/congregate care facilities subject to
approval of a Conditional Use Permit in the CG-1, Commercial General land
use district and construct a 90-unlt, 3-story senior housing project on
approximately 3.5 acres.
Aoolicant: Telacu Housing sa IV,lnc.
APN: 1191-282'()1 and 02
Location: Southeast corner of Highland and Central Avenues
Case Number: CUP 08-28 & DCA OS.()1
1. DrainaGe and Flood Control
c
a)
All necessary drainage and flood control measures shall be subject
to requirements of the City Engineer. The developer's Engineer
shall furnish all necessary data relating to drainage and flood
control.
b) 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.
c) The detention basin shall be designed in accordance with
"Detention Basin Design Criteria for San Bernardino County..
Retention basins are not acceptable.
d)
Comprehensive storm drain Project No. 6-SD-04 is, master planned
in the vicinity of this project. Therefore, a portion of the storm drain
shall be designed and constructed at the expense of this project.
The City Engineer shall determine the precise scope of the storm
drain design. If the storm drain is located on-site then an easement
to the City of San Bernardino will need to be in place prior to
issuance of permits.
o
Proiect: A reQuest to modify SectiOD 19.06.020. Table 06 01 (Gl (7) of the Develonment Code 10 nermil
senior/COD2tellate care facilities suhiect 10 .DDrOVaI oc. Conditional Use Pennit in the CG.!. Commercial
Genenrllmd use district .00 CODStruct . 9O-uniL 3-storv senior hOUSin2 moiect on armroximatelv 3.5 acres.
Case No. CUP 08-28 &I: DCA 08-01
Page 20f9
e) All drainage from the development shall be directed to an approved
public drainage facility. If not feasible, proper drainage facilities
and easements shall be provided to the satisfaction of the City
Engineer.
f) If site drainage is to be outletted into the publiC street, the drainage
shall be conveyed through a parkway culvert constructed in
accordance with City Standard No. 400. Conveyance of site
drainage over the Driveway approaches will not be permitted.
g) A Full-Categorical Water Quality Management Plan (WQMP) is
required for this project. The applicant is directed to the City's web
page at www.sbcitv.ora- Departments - Development Services -
Public Works for templates to use in the preparation of this plan.
h) A Storm Water Pollution Prevention Plan (SWPPP) will be required.
The applicant is directed to the City's web page at www.sbcitv.ora
- Departments - Development Services - Public Works for
templates to use in the preparation of this plan.
The City Engineer, prior to issuance of any permit, shall approve
the WQMP and the SWPPP.
o
c
i)
j)
A "Notice of Intent (NOI)" shall be filed with the State Water Quality
Control Board for construction disturbing 1 acre or more of land
(including the project area, construction yards, storage areas, etc.).
The City Engineer, prior to grading plan approval, shall approve an
Erosion Control Plan. The plan shall be designed to control erosion
due to water and wind, including blowing dust, during all phases of
construction, including graded areas which are not proposed to be
immediately built upon.
k)
2. Gradina and LandscaDlna
o
a) The site/plot/grading and drainage plan shall be signed by a
Registered Civil Engineer and a grading permit will be required.
The grading plan shall be prepared in strict accordance with the
City's "Grading Policies and Procedures" and the City's "Standard
Drawings", unless otherwise approved by the City Engineer.
The applicant must post a' grading bond prior to issuance of a
grading permit. The amount of the bond is to be determined by the
City Engineer.
b)
s: 1)1. \;-,.:\1,\(,1'(. SUlfR.:pons2W9 fl2.ltt.UY (T'p 1l:-j:.,"!S &. IX:.\ Ox....H -lIillhhmd>,Puhlic Worb.dac
O:!illJ09
o
Proiec::t: A reauest to modify Section 19.06.020. Table 06.01 IG\ (7) of the DevelODment Code to oermit
~';/rnn__tP care facilities subiect to lltlDrOvaI ora Cooditi<mal Use Permit in !be CG-l. r.n"""""'ia1
~;;11and use district and consb'Uct a 90-unil 3-storv senior housiD2 nmiect on mnroximatelv 3.5 acres.
Case No. CUP 08-28 & DCA 08-01
Page 3 of9
c} If the grading plan indicates export or import, the source of the
import material or the site for the deposition of the export shall be
noted on the grading plan. Permit numbers shall be noted if the
source or destination is in the City of San Bernardino.
d} If more than 50 cubic yards of earth is to be hauled on City Streets
then a special hauling permit shall be obtained from the City
Engineer. Additional conditions, such as truck route approval.
, traffic controls, bonding, covering of loads, 'street cleaning, etc. may
be required by the City Engineer.
e} 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").
Wheel stops are not permitted by the Development Code, except at
designated accessible parking spaces. Therefore, continuous 6"
high curb shall be used around planter areas and areas where
head in parking is adjacent to walkways. The parking spaces may
be 16.5' deep and may overhang the landscaping or walkway by
2.5'. Overhang into the setback area or into an ADA path of travel
(minimum 4' wide) is not permitted.
f)
o
g} Provide a turnaround for the guest parking lot.
h} Provide a 15' wide access path from the trash room to the parking
lot.
o
i) Continuous concrete curbing at least 6 inches high and 6 inches
wide shall be provided at least 3 feet from any wall, fence. property
line, walkway. or structure where parking andlor drive aisles are
located adjacent thereto. Curbing may be left out at structure
access points. The space between the curb and wall, fence.
property line, walkway or structure shall be landscaped. except as
allowed by the Development Review Committee.
j} Retaining walls, block walls and all on-site fencing shall be
designed and detailed on the on-site improvement Plan. This work
shall be part of the on-site improvement permit issued by the City
Engineer. All masonry walls shall be constructed of decorative
block with architectural features acceptable to the City Planner.
This project is located in the high wind zone. All walls and fences
shall be designed to withstand 100 mph winds. All construction
k}
...: Pl.,\''''ti PC' Starl R...pun..,,20tJ<HI2.1J(.OY ('11' 0:";.2:-; &.IX::,\ Ijx...)] - 11illhlandl)uhlic \\,\ri;1i.doc
, OlilllU9
o
Proiect: A reauest to madifv Section 19.06.020. Table 06.01 (0) I7l af!be Develanment Code to oermit
senior/COnl!fe2ate care facilities subiectto a""rom of a Conditional Use Permit iD !be CG-I. Commercial
General land use district and construct a 90-unil. 3-storv senior bousiD2 nroiect on lIIlIlroximate1v 3.5 acres.
Case No. CUP 08-28 &. DCA 08-01
Page 4 of9
details shall be included on the appropriate plan. Structural
calculations shall be provided for City review.
I) The on-site improvement plan shall include details of on-site
lighting, including:
. light location,
. type of poles and fixtures,
. foundation design,
. conduit location, material and size, and
. number and size of conductors in each conduit run.
. Photometric plot shall be provided which show that the
proposed on-site lighting design will provide:
. 1 foot-candle of illumination uniformly distributed over the
surface of the parking lot during hours of operation, and
o · 0.25 foot-candles security lighting during all other hours.
m) The design of on-site improvements shall also comply with all
requirements of The California Building Code, Title 24, relating to
accessible parking and accessibility, including retrofitting of existing
building access points for accessibility, if applicable.
n) An accessible path of travel shall be provided from the public way
to the building entrance. All pathways shall be concrete paved and
shall provide a minimum clear width of 4 feet. Where parking
overhangs the pathway, the minimum paved width shall be 6.5 feet.
0) Where an accessible path of travel crosses drive aisles, it shall be
delineated by texturedlcolored concrete pavement, unless
otherwise approved by the Development Review Committee.
p) A Lot Merger is required for this project. The applicant is directed to
the City's web page at www.sbcitV.orCl- Departments -
Development Services - Public Works for submittal requirements.
q)
The project Landscape Plan shall be reviewed and approved by the
City Engineer prior to issuance of a grading permit. Submit 3
copies to the Engineering Division for Checking.
o
":>: Pl \ "I"\,i 1'(- S\a;TR~jl\.lrt.\ ZCIl)..j '!:. i~.lll/ ("I -1'11:>;.21') & DCA OW! .Ilillhlandl)uhl~ WfJIb.doc:
02111109
Proioct: A reauestto modify Section 19.06.020. Table 06.01 (G) (7\ oCtbe Develonment Code to oermit
senior/COnl!re2ate care Cacilities subioct to amnoval oC a Conditional Use Permit in the CO-I. Commercial
General land use disttictand construct a 90-uniL 3-storv senior housin2 moiect on aumoximate1v 3.5 acres.
C... No. CUP 08-28 &. DCA 08-01
Page 5 oc9
r) Prior to occupancy of any building, the developer shall post a bond
to guarantee the maintenance and survival of project landscaping
for a period of one year.
o
s) The public right-of-way, between the property line and top of curb
(also known as "parkway") along adjoining streets shall be
landscaped by the developer and maintained in perpetuity by the
property owner. Details of the parkway landscaping shall be
included in the project's on-site landscape plan, unless the parkway
area is included in a Landscape and Lighting Maintenance District,
in which case, a separate landscape plan shall be provided.
t) All electrical transformers located outdoors on the site, shall be
screened from view with a solid wall or landscaping and shall not
be located in any setbacklright-of-way area. If the transformer
cannot be screened, it shall be located in an underground vault
unless approved, by the City Engineer pursuant to Section
19.30.110.
An easement and covenant shall be executed on behalf of the City
to allow the City to enter and maintain any required landscaping in
case of owner neglect. Upon request, the Real Property Section
will prepare documents for execution by the property owner. The
documents shall ensure that, if the property owner or subsequent
owner(s) fail to property maintain the landscaping, the City will be
able to file appropriate liens against the property in order to
accomplish the required landscape maintenance. A document-
processing fee in the amount established by ordinance shall be
paid to the Real Property Section to cover processing costs. The
property owner, prior to plan approval, shall execute this easement
and . covenant unless otherwise allowed by the City Engineer.
Applicable to Commercial, industrial and multi-family development
only.
3. Utilities
o
o
u)
a) Design and construct all public utilities to serve the site in
accordance with City Code, City Standards and requirements of the
, serving utility, including gas, electric, telephone, water, sewer and
cable TV (Cable TV optional for commercial, industrial, or
institutional uses).
Backflow preventers shall be installed for any building with the
finished floor elevation below the rim elevation of the nearest
upstream manhole.
b)
--); PI. "'I'\ti 1'( SUIT' K\.1"'rts ZiJU'> i';.jl'.h'l Cl 'j' O;;..;i; &. DCA 01<.01 - 11i1l:hland )lunlic W""ki.doc
. 02t1l1lJ9
Project: A reouest'to modify Section 19.06.020. Table 06.01 to) (7) Qfthe DevelQO~t Code to oennit
seuior/conlll'el!ate care facilities subiect to ......roval ora rnnditional Use Permit in the CG-\. Commerciat
General land use district and consbUct a 9O-unit. 3-storv senior housin2 mniect on annroximatelv 3.5 acres.
Case No. CUP 08-28 " DCA 08-01
Page 60f9
C) Sewer main extensions, required to serve the site shall be
constructed at the Developer'S expense.
d) This project is located in the sewer service area of the East Valley
Water District; therefore, any necessary sewer main extension shall
be designed and constructed in accordance with requirements of
the East Valley Water District.
e) Utility services shall be placed underground and easements
provided as required.
f) A street cut permit, from the City Engineer, will be required for utility
cuts into existing streets.
g) All existing overhead utilities adjacent to or traversing the site on
either side of the street shall be placed underground in accordance
with Section 19.20.030 (non-subdivisions) or Section 19.30.110
(subdivisions) of the Development Code.
Existing Utilities which interfere with new construction shall be
relocated at the Developer's expense as directed by the City
Engineer, except overhead lines, if required by proVisions of the
Development Code to be undergrounded. See Development Code
Section 19.20.030 (non-subdivisions) or Section 19.30.110
(subdivisions).
o
o
h)
i) Sewers within private streets or private parking lots will not be
maintained by the City but shall be designed and constructed to
City Standards and inspected under a City On-Site Construction
Permit. A private sewer plan designed by the Developer's Engineer
and approved by the City Engineer will be required. This plan can
be incorporated in the grading plan, where practical.
4. Street ImDrovement and Dedications
o
a)
All public streets and public easements within and adjacent to the
development shall be improved to City standards. Improvements
shall include combination curb and gutter, paving, access ramps,
street lights, sidewalks, and appurtenances, including, but not
limited to traffic signals, traffic signal modifications, relocation of
public or private facilities which interfere with new construction,
striping. All improvements shall be accomplished in accordance
with the City of San Bernardino "Design Policies and Procedures"
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
,
~: 1'1. "'''l; 1'(' ~\3il R;:~rts lf~J ul"I~.Ill,l ('1"1' f1l'l-2s &. t.x.:A t)x-hl ~ lIillnland I.unlit W\WJ,;..cloc
0211\109
o
ProieCt: A reauest to modify Section 19.06.020. Table 06.01 (0) (7) of me Develonment Code to oermit
senior/cDnl!l'eftte care facilities subiect to BDDroval of a CODditional Use Permit in the CG-I. Commc:rcial
General land use district and construct a 90.unit. 3-storv senior housinlZ Drolet! on A"""""yimatelv 3.5 acres.
r.... No. CUP 08-28 &. DCA 08-01
Page 7 of9
Policies and Procedures." Street lighting shall be shown on street
improvement plans except where otherwise approved by the City
Engineer.
b) For the streets listed below, dedication of adequate street right-of-
way (R.W.) to provide the distance from street centerline to
property line and placement of the curb line (C.L.) in relation to the
street centerline shall be as follows:
Street Name Ripht of Wavlft.l ' Curb Linelft}
Highland Avenue 50' 36'
Central Avenue 33' 20'
c) Construct 8" Curb and Gutter per City Standard No. 200 adjacent to
the site. Widen pavement adjacent to the site to match new curb
and gutter. Construct approach and departure transitions for traffic
0 safety and drainage as approved by the City Engineer.
d) Construct sidewalk' adjacent to the site in accordance with City
Standard No. 202; Case "A" (6' wide adjacent to curb).
e) At all curb retums within and adjacent to the project site, construct
accessible curb ramps inaccord~nce with, Caltrans Standards to
comply with current ADA accessibility requirements. Dedicate
sufficient right-of-way at the corner to accommodate the ramp.
f) Construct Driveway Approaches per City Standard No. 204, Type
II, including an accessible by-pass around the top of the drive
approach. Remove existing driveway approaches that are not part
of the approved plan and replace with full height curb & gutter and
sidewalk.
g) If a radius type Driveway Approach is used in lieu of the standard
drive approach the throat of the driveway shall be paved in colored
textured concrete.
h) All Curb return radii shall be 25 feet minimum.
i) The pavement on existing streets adjoining the site shall be
0 rehabilitated to centerline using a strategy approved by the City
Engineer.
.'\: PI..\ ....\1" i PC St:JlrR..:~rt31(JOl.)(12_1l<.09 ("I 1'1l~-2~ & OC,\ OM.HI -1li"hland"I)uhlic Worb.doc
02111109
o
Proiect: A reauest to modify Section 19.06.020. Table 06.01 1m 171 of the Develooment Code to oennit
senior/COnl!re28te care facilities subiect to anmova1 of a r.nnditional Use Pennit in the eG-I. Commercial
General land use district and construct a 9O-uniL 3.storv senior hoUSin2 moiect on ,""",,"yim_telv 3.5 acres.
Case No CUP 08-28 " DCA 08-01
Page 8 of9
j) Install Street Lights adjacent to the site in accordance with City
Standard Nos. SL-1 and SL-2. Also, a separate light plan shall be
submitted in accorc!ance with the City of San Bernardino Street
Lighting Design Policies.
5. ReQuired EnQin8erinQ Plans
a) A complete submittal for plan checking shall consist of:
. street improvement plans (may include street lights or street
lighting may be separate plan),
o
. traffic signal plan
. on-site sewer plans (Private sewers may be shown on on-site
improvement plan),
. signing and striping plan (may be on sheets included in street
improvement plan),
. lighting (on-site lighting may be included in on-site improvement
plan or may be on a separate stand-alone plan),
. grading (may be incorporated with on-site improvement plan),
· on-site landscaping and irrigation,
. other plans as required. Piecemeal submittal of various types of
plans for the same project will not be allowed.
. All required supporting calculations, studies and reports must be
included in the initial submittal (including but not limited to
drainage studies, soils reports, structural calculations)
b) The rough grading plan may be designed and submitted in
combination with the precise grading plan.
c) All improvement plans submitted for plan check shall be prepared
on the City's standard 24" x 36" sheets. A signature block
satisfactory to the City Engineer or his designee shall be provided.
d)
After completion of plan checking, final mylar drawings, stamped
and signed by the Registered Civil Engineer in charge, shall be
submitted to the City Engineer for approval.
o
s: 1'1. \ '....I'(i JI(' ~tl.:r RcpoJrt... Z{JOQ fl2.11<.fW ('U11I;-i.ZS & IX~A 01'.1;'11 .lIi,hland.Puhlic W\lrks.doc
02111109
o
:iect: A rea"",t ta madifv Section 19.06.020. Table 06.01 (0) (7\ of me Develanment Code to oermit
. or/ton~;;;te tare fac:ilities subiec:t to amm>va1 of a C''''''';tinnal Use Permit in the CG-I. C".nmmerda1
aen;;t land use district and construct a gO-unit. 3...storv senior housiD2 moiect on aDDl'Oximatelv 3.5 acres.
Cast No. CUP 08-28 & DCA 08-01
Page 9 of9
e) Electronic files of all improvement plans/drawings shall be
submitted to the City Engineer. The files shall be compatible with
AutoCAD 2000, and include a .DXF file of the project. Files shall
be on a CD and shall be submitted at the same time the final mylar
drawings are submitted for approval.
f) Copies of the City's design policies and procedures and standard
drawings are available at the Public Works Counter for the cost of
,reproduction. They are also available at no charge at the Public
Works Web Site at htto:/Iwww.sbcitv.ora
6. ReQuired EnQineerinQ Permits
a) Grading permit.
b) On-site improvements construction permit (except buildings - see
Development Services-Building Division), including landscaping.
c) Off-site improvement construction permit.
7. ADDlicable EnQineerinQ Fees
o
a)
All plan check, permit, inspection, and impact fees are outlined on
the Public Works Fee Schedule. A deposit in the amount of 100%
of the estimated checking fee for each set of plans will be required
at time of application for plan check. The amount of the fee is
subject to adjustment if the construction cost estimate varies more
than 10% from the estimate submitted with the application for plan
checking.
b) The current fee schedule is available at the Public Works Counter
and at htto:/Iwww.sbcitv.ora
c) Expeditious plan review is available. A non-refundable fee in the
amount of 125% of the estimated plan check fee for each set of
plans will be required at time of application for expedited plan
check. The amount of the fee is subject to adjustment if the
construction cost estimate varies more than 10% from the estimate
submitted with the application for plan checking.
8. Traffic ReQuirements
a)
Prior to occupancy and at the developer's expense; this project
shall signalize the intersection of Highland Avenue and Central
Avenue.
o
s: 111.\' "'\ij PC Sta.l R~I)On.1ij 2(10'> (12.11<.11'1 ('1"1' lIli.Zli &. rx.:A ljx_n: . lIiJ!:hland-jJuhhc \\\~
, ' 02J1li09
o
o
o
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
ATTACHMENT F
CITY OF SAN BERNARDINO
INITIAL STUDY FOR
TELACU Housing - San Bernardino IV, Inc.
Conditional Use Permit 08-02
Development Code Amendment 08-01
PROJECT DESCRIPTIONILOCATION:
TELACU Housing, San Bernardino IV, is proposing a senior housing development (Senior Residence)
that would include a three-story, approximately n,OOO-square-foot building that would include one two-
bedroom unit, and 89 one-bedroom units, and one, two-bedroom unit, for a total of 90 units. The
development would also include laundry facilities, multi-purpose room, kitchen, and arts and crafts
room. The 90-unit Senior Residence would be constructed on a vacant 3.41-acre site located on the
southeast corner of Highland Avenue and Central Avenue within the General Commercial (CG-I) land
use district of the City of San Bernardino. The proposed project would require an amendment to the
City's Development Code to allow senior housing as a conditional use within the CG-I District.
DATE:
September 25, 2008
PREPARED FOR:
TELACU Housing - San Bernardino IV, Inc.
5400 East Olympic Boulevard, Suite 300
Los Angeles, Ca 90022
PREPARED BY:
Lilburn Corporation
1905 Business Center Drive
San Bernardino, CA 92408
909-890-1818
REVIEWED BY:
Independently reviewed, analyzed and exercised judgment
nJr:,:n;in:ie detennination, by the DevelopmentlEnvironmental Review Committee on '
~' pursuant to Section 21082 of the California Environmental Quality Act (CEQA).
IS I
o
o
o
9.
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
The California Environmental Quality Act (CEQA) requires the preparation of an Initial Study when a
proposal must obtain discretionary approval from a governmental agency and is not exempt from
CEQA. The purpose of the Initial Study is to determine whether or not a proposal, not exempt from
CEQA, qualifies for a Negative Declaration or whether or not an Environmental Impact Report (EIR)
must be prepared.
I.
Project Title:
TELACU Housing - San Bernardino IV, Inc.
Development Code Amendment 08-01
2.
Lead Agency Name:
Address:
City of San Bernardino
300 North "0" Street
San Bernardino, CA 92418
3.
Contact Person:
Pbone Number:
Aron Liang
(909) 384-5057
4. Project Location (AddresslNearest cross-streets): The proposed project is located on the
southeast comer of Highland A venue and Central Avenue in the City of San Bernardino' (refer to
Figure I: Regional Location Map and Figure 2: Vicinity Map).
5. Project Sponsor:
Address:
TELACU Housing - San Bernardino IV, Inc.
5400 E Olympic Blvd, Suite 300
Los Angeles, CA 90022
6.
General Plan Designation: Commercial General (CG)
7.
Description of Project (Describe tbe wbole action involved, including, but not limited to, later
pbases of tbe project and any secondary, support, or off-site feature necessary for its
implementation. Attacb additional sbeets, If necessary): TELACU Housing - San Bernardino
IV, Inc. is proposing an affordable senior housing development (Senior Residence) that would
include a three-story, approximate 72,000 square-foot building that would include one, two-
bedroom unit, and 89 one-bedroom units, for a total of 90 units. The development would also
include laundry facilities, multi-purpose room, kitchen, and arts and crafts room. The 90-unit
Senior Residence would be constIUcted on a vacant 3.41-acre site located on the southeast comer
of Highland Avenue and Central Avenue within the General Commercial (CG) land use district of
the City of San Bernardino (see Figure 3, Site Plan). The proposed project would require an
amendment to the City's Development Code to allow senior housing as a conditional use within
the CG-I District.
8.
Surrounding Land Uses and Setting: The 3.4I-acre project site is currently vacant and
surrounded by single-family residents and Pepper Street to the east, multi-family residential to the
south, Central Avenue and vacant land to the west, and Highland Avenue and Patton State Hospital
to the north.
Otber agencies wbose approval is required (e.g., permits, finance approval, or participation
agreement):
152
c
c
I ' . '
:0
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
· California Regional Water Quality Control Board. Santa Ana Region
Storm Water Pollution Prevention Plan (SWPPP)
National Pollutant Discharge Elimination System (NPDES) Permit.
IS3
...
Iii'
d
Ie
I
I
I
i
Q~ ~
"~CD
!. c::::cg
i= --
_I 0
~ lD :I
i:~ a
t. ~
.0::' r-
n; 0
1a, n
ho
&:I .< ::r.
~ 0
~
r
,
.
Qtl ~"';
f: oW.
::::t:' '1
:'2: ':
il
:
~
- l;'[t
.:; t
,EI "_.w
SW4ll>c:'10A.....
,L....
..... <,
'; ~
.....
...,....,
,€i
"
~
,
":'.
~
I; '!-
.
t
t
'f
'f
,\
""''l'ut:,;"",,'J!:;;
.g'
g
~
.
"'~'l:..~~ 5:
~
o
,
~
~
~
11; ,,'~'~j -.:--
~
r
:S'~"'~ :r
/,J
....<;, ....N~0J4J. $ i~
7
.
<t
, ''l.
-.
..
"
..
>/!!,'
~t
..-
'"
$
"-
ii
&
..
,
('
'>,. I'
"-
~ I'
"/
~) ~
.
if
,.
.
€:
~
.
.
~
..
.
.
~
"
t-
o
1
.
.
.
,~: i
~ :
"
'-
i
'='"s;
~r-
< .
;;:
€!
..
~
<
~
t
.
1
.
Ii .:.~..,:>
@
J'J",,,,rv'"
n
~
g
.......lIC'we~ ...'"
'''atlc:n;:,...
:
~.
>
1
.
.
~
~
.
~
r
r
r lS....ICI'~""
i
"
,.;<6- .€f
",.
...' n
. Ii IS ~s
f' ~
..
.
k'
~~
r.-:
".
~f
...."......~'.!.t
il:
.
~
~
=;
..
!
!l'
o
.
t
.
.
~
"
.
.
f
~
~
(;1,.
'~
: .
. * .
0
;;: . r
:
." .
J' r
.~
r-
.1
~.
,
.',,~....r.....-s
r
,',
,
.
i
1
#
.......au.-...IfI'.
---a,
CD
h'
a"
l!l
IS ;1 ~.
~
r
i
.
c
..
~
,
\~.
\ ~:-c:':. .~~
'~r];,
" .if
\.
V
\
\r'.
,
1$1."!I,of
@
::; .~".,:'
: ~
.
r.c_
~ '. . iH
., !I;~
.
r
m f
~ i ~
. .
. .
,;;-=~''':J
~
::~
".
E
i
"
r
'""1'I'Ile-c,.'. 'f.
l!
'"
;0:
~
..
~
"
.
~
"''C' ....ed
@,
2! (r;4
#'
.'<
III ......ADI~-.)8
!
r
~
"
'",. Is...:.n\l:'
e
i
~ r
! .~~
~
.~
-..u:o.~. ~:. ':
~
!
t
"
.
__-1.:.:.____
"
..
.' r tL
' s. '_.
.i ~ ~ "" ________
_~__ __i.___________
I'
~
4! ..'.,-
1;;,
'@
~,
-~
~
z
!
;;
>
~
~. ~'''''''''; if
l if
;;
.
i,l! .a
~=
!l:a;
. '
~
z
~
i
!
II. ~.
'="li
l--
:~
."
..
o ~
.-!!:
"
-
'" ~.
.e ~
!>:
@
@ ~",.o.....
)"
<'
,
"
>
%
..
,.J
IS --'SI.
,~..:.
i._ ..;....
~~ ..... ../
, f;.
~,~ ..,.".."'.
_~t
,
.
..
@ iS3t.
i ~.
;,~
~.
........1
~
...llillO""~
'='1
lei"
~
'"
~
.
I
;
:I:;;'
@
!
i
:
t
..
:1
.
j
:z
""
;:;:
:J
.
1
>-~ 0
- i ~
-- i:::I.!
C CS"6
.- Eu
U :,;
:> !~
. ~
- <>.
~H ...
._~~ !
o .. "
~ ~..
a..EoU:
-~r.
.-.-
.
o
c
01
.~ "
n----~--~-(~--9
'I" n==,)1
I' !
'II ,~
, ~
; : ~):J;I)
Ii i~)^
,~'" '
I ',l;::! I; ,
11 ':"" ':--...}I .
;". ;""'"""':J '
I :..$"//./
! I ,~..(, '....
"
" I
- n .. r l' 'rr-'-'-'-'-'-'-+'
Ii'
! ! ~ (' -, '~
1 I i I "
! .! 8i r ,d
" \ Ill!' ,
L I! ~ P ;,
r-1:.'-~'-' _ _" A-" ,
" t fi 't / V
;ll~ i '.,\....~/ //
I.!.~"]: <~:>;
:1 F\ i h
! I I ,\ i //
::11 \\ i //,',
: I ~ i ";
tl I ~
:, j I !
_ i ~ r- -- -Cl_
,I L f'. ~
,~~~
~~ .~ ~
..._ ."- :l..-.u.__
.~,
I
.,
....
,';~. :".
'J '. ':
~~~~..::
-..-.-.-....---' -
... -..-
_._. _0_---
"'-:xI
~
r-
,
,
,
,
I
,
,
i
Sl
~=
~~
----
--
----
-------
.......
--
,
~-
~
I-
J~
i~r
.11
I'
:L
~
,I,
, 1;--
, "
.$
,-,-----
';,.-.-
I
1-
~,
~
---I :
;na..~l
-.------..
----
---
~..-.......-
/II Q .~.""NWII n:w"'aI.
......-
_.~D
,
I ,i
., .1 :IL
','11 , '. I ~ i CII
, " I'
h' :1
l:,;5!
to -
. . ; : ! ~ ~ ;. . ~i
:.........:.,-'.
r '.' . _. ,
J.. .. ...
:z:
""
:::>
""
::J
j
>'
--I
I a
~-
It
.U
H
c.. .
a '0
ii:Hro
GJ~~ !
- . ..
.- ~ g
en...o I&.
o
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at
least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following
pages.
0 Aesthetics 0 Agriculture Resources 0 Air Quality
0 Biological Resources 0 Cultural Resources 0 Geology / Soils
0 Hazards & Hazardous 0 Hydrology / Water Quality 0 Land Use / Planning
Materials 0 Noise 0 Population / Housing
0 Mineral Resources 0 Recreation 0 Transportation / Traffic
0 Public Services 0 Mandatory Findings of
0 Utilities / Service Systems Significance
On the basis of this Initial Study, the City of San Bernardino Environmental Review Committee finds:
o I fmd that the proposed project COULD NOT have a significant effecfon the environment, and a
NEGATIVE DECLARATION will be prepared.
:0
[8J I fmd that although the proposed project could have a significant effect on the environment, there
will not be a significant effect in this case ~ecause revisions in the project have been made by or
agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be
prepared.
o I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
o I fmd that the proposed project MAY have a ''potentially significant impact" or "potentially
significant unless mitigated" impact on the environment, but at least one effect I) has been
adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been
addressed by mitigation measures based on the earlier analysis as described on attached sheets. An
ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that
remain to be addressed.
o Printed Name
o I find that although the proposed project could have a significant effect on the environment,
because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or
NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or
mitigated pursuant to that EIR or NEGATIVE DECLARATION, including revisions or mitigation
measures tha imposed upon the proposed project, nothing further is required.
~Cf:J, ~
Date _
0;f- w~
IS 7
I d)
I
10
a-b) According to the City's General Plan, the project site is not within a scenic vista/scenic highway
view corridor. Nearby streets including local portions of Highland A venue, and Central Avenue
are not considered scenic routes. The proposed project includes the construction of a 90-tinit
Senior Residence on a vacant site. The proposed development would not have an adverse affect
on a historical building. The nearest historic building/structures Patton State Hospital directly to
the north and the Santa Fe Train Depot less than Y. -mile to the northwest. Since, the proposed
project would not alter these historical buildings, no impacts are anticipated.
c) The 3.4 I-acre project site is currently vacant and is surrounded by existing development. Annual
grasses were observed during a recent site visit. Given the location of the site (i.e., south side of
Highland Avenue) and existing surrounding development, the proposed project would not
degrade the existing visual character of the site or its surroundings. No impacts would result.
The project site is currently vacant. The proposed 90-unit Senior Residence would create new
light in the area. However, given existing street lighting along Highland Avenue, and parking lot
lighting at Patton State Hospital, the proposed development would not significantly increase the
amount !;If light/glare currently generated in the area. The project proponent will be required to
submit a photometric plan for City review. The design and placement of light fixtures will be
reviewed for consistency with City standards. Standards require shielding, diffusing, or indirect
IS 8
I
!
o
o
o
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
lighting to avoid glare. Lighting will be selected and located to confine the area of illumination
to the project site. Potential impacts to proposed on-site residences are considered less than
significant.
II. AGRICULTURE RESOURCES:
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland),
as shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of
the California Resources Agency, to a non-
agricultural use?
b) Other:
Discussion:
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
0 0 0 IZI
o
o
o
o
a) According to the General Plan Land Use Map, the site is designated General Commercial (CG).
The project site and surrounding area has not been identified or designated as Prime Farmland,
Unique Farmland, or Farmland of Statewide Importance on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the California Resources Agency. No impacts to
Farmland would result.
III. AIR QUALITY - Would the project:
a) Conflict with or obstruct implementation of the
applicable air quality plan? (South Coast Air
Basin)
IS 9
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
No
Impact
LcssThan
Significant
Impact
o
o
o
IZI
a) As noted in the City of San Bernardino General Plan Program EIR (Section 4.3.2), continued
development within the city will significantly contribute to the further degradation of the
ambient air quality of the South Coast Air Basin. The primary cause of the adverse impacts is
daily vehicle trips associated with maximum build-out of the City. Any development within the
San Bernardino area will aggravate the existing air quality that currently does not meet State or
Federal air quality criteria. Development of the proposed project is a less intense land use athat
what could be developed under the existing CG designation as it would generate less vehicle
trips and emissions. The project would generate approximately 236 daily trips or 2.62 trips per
dwelling unit while a CG land use (i.e. 75,000 square feet Strip Mall) would generate
approximately 3,220 daily trips or 42.94 trips per 1,000 square feet (Institute of Transportation
Engineers Trip Generation Manual 7th edition). The project would not conflict with the South
Coast Air Quality Management Plan. Therefore, no impact is anticipated.
o b)
The proposed project is the development of a 90-unit senior housing complex on approximately
3.41 acres. Approximately 2,490 cubic yards would need to be trucked ofT-site. This material
will be trucked approximately five miles (ten-mile roundtrip) and used for the Interstate 30
IS 10
o
o
o
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
widening project. Proposed site development and construction was screened using the Urban
Emission Model 2007 version 9.2.,4 (URBEMIS 2007) prepared by the South Coast Air Quality
Management District (SCAQMD). The removal of the earth (dirt) was analyzed using Emission
Factors for On-Road Heavy Heavy Duty Diesel Truck and Offi'oad Mobile Source Emission
Factors. This analysis is used to generate. emissions estimates for land use development projects.
The criteria pollutants screened for included: reactive organic gases (ROG), nitrous oxides
(NO,), carbon monoxide (CO), and particulates (PMIO and PM2.5). Two of these, ROG and NO"
are ozone precursors. The emission levels listed reflect the estimated winter season levels, which
are normally higher due to atmospheric conditions (marine layer) and increased use of heating
systems. The general construction phases for most projects include site grading and building.
Constriction Emissions
Construction grading and building emissions are considered short-term, temporary emissions and
are estimated in Table I. The following construction parameters were assumed: site grading
(mass and fine grading) would take approximate I-month duration and building construction
would take approximate 7-month duration. Once construction is complete and the building is in
use, emissions will be generated by energy utilized for on-site building heating and cooling, and
vehicular traffic.
Table 11
Building Emissions Summary
Year 2008-2009 (Pounds Per Dav)
Source NOx CO S02 PM10 PM2.5 CO2
ROG
Mass Grading 3.4 28.1 14.8 0.0 18.4 4.9 2,371.8
Fine Grading 3.4 28.1 14.8 0.0 18.4 4.9 2,371.8
Trenching 2.4 20.2 9.7 0.0 1.0 0.9 1,839.1
Pavinl! 2.7 15.0 9.9 0.0 1.2 l.l 1,381.8
Building Construction 2.1 14.1 22.9 0.0 0.9 0.8 2,929.6
Architectural Coating 52.8 0.2 2.7 0.0 0.0 0.0 295.8
Earth Removal' 2.7 9.7 28.4 0.0 1.5 1.3 868.8
,
Highest Value 52.8 28.1 28.4 0.0 18.4 4.9 2.929,6
(Ibs/day)
I SCAQMD Threshold 75 100 550 150 ISO 55 N/A
Si2Diflcant? No No No No No No N/A
Source. URBEMIS2oo7
'Ph.... don't overlap and represent the high..t concentration.
'One loader and S on-road trucks (33.00110 60,000 pounds) operaling al8 hours per day, approximalely five trips per hour.
N/A: :>io srandards
The emissions calculations for the construction phase include fugitive dust from grading and
exhaust emissions from on-site equipment and worker travel. Construction emissions are
calculated based on the development of a 9O-unit senior housing complex on approximately 3.41
acres. The fugitive dust emissions are based on approximately 3.41 acres being graded over a l-
IS II
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
month period (mass and fine grading). Construction impacts are considered short-tenn,
temporary impacts and are not anticipated to occur for more than II months.
As shown in Table 1, construction emissions would not exceed SCAQMD thresholds for any
criteria pollutants.
ComDliallce with SCAOMD Rules I J I 3. 402. and 403
Although the proposed project does not exceed SCAQMD thresholds for construction emissions,
the applicant is required to comply with all applicable SCAQMD rules and regulations as the
South Coast Air Basin is in non-attainment status for ozone and suspended particulates (PMIO).
Compliance with SCAQMD Rule I J I 3
Architectural Coatings are coatings applied to stationary sources and their trimmings, to portable
buildings, to pavements, or to curbs. Trimmings are accessories to an architectural structure,
including, but not limited to: handrailings, cabinets, bathroom and kitchen fixtures, fences,
decks, rain gutters and downspouts, window screens, lamp posts, signs, concrete fonns, heating
and air conditioning equipment large fixed stationary tools, and other mechanical equipment.
'0
One of the key ingredients contributing to ozone fonnation are solvents, which contain volatiles
referred to as volatile organic compounds (VOCs). These solvents are commonly found in many
architectural and industrial paints. SCAQMD has studied the cumulative VOC emissions from
architectural painting operations and has found that these emissions exceed the combined
emissions from a variety of industrial operations. Emissions from the application of architectural
and industrial maintenance coatings during the summer months, typically known as the peak
' painting and smog season, are estimated to be more than 38 tons each day. VOCs from solvent
and paint emissions contribute to hannful ozone fonnation. To reduce VOC's from architectural
coating, the SCAQMD has set VOC limits for coating in Rule 1113.
To further reduce impacts from VOC emissions, the applicant will be required to implement the .
following conditions as required by SCAQMD:
l. The contractor shall utilize (as much as possible) pre-coated building materials and
coating transfer or spray equipment with high transfer efficiency, such as high volume,
low pressure (HVLP) spray method, or manual coating applications such as paint brush,
hand roller, trowel, dauber, rag, or sponge.
2. The contractor shall utilize water-based or low VOC coating as well as the following
conditions as required by SCAQMD:
o
. Use Super-Compliant VOC paints whenever possible.
· If feasible, avoid painting during peak smog season: July, August, and September.
. Recycle leftover paint. Take any leftover paint to a household hazardous waste
center; do not mix leftover water-based and oil-based paints.
IS 12
o
o
I
10
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
. Keep lids closed on all paint containers when not in use to prevent VOC emissions
and excessive odors.
. For water-based paints, clean up with water only. Whenever possible, do not rinse the
clean-up water down the drain or pour it directly into the ground or the storm
drain. Set aside the can of clean-up water and take it to a hazardous waste center
(www.cleanup.org).
· Recycle the empty paint can.
. Look for non-solvent containing stripping products.
. Use Compliant Low- VOC cleaning solvents to clean paint application equipment.
. Keep all paint and solvent laden rags in sealed containers to prevent VOC emissions.
Compliance with SCAQMD Rule 402. and 403
The project shall comply with, Rules 402 nuisance, and 403, fugitive dust, which require the
implementation of Best Available Control Measures (BACM) for each fugitive dust source, and
the Air Quality Management Plan (AMCP), which identifies Best Available Control
Technologies (BACT) for area sources and point sources, respectively. This would include, but
not be limited to the following: .
l.
The project proponent shall ensure that any portion of the site to be graded shall be pre-
watered prior to the onset of grading activities.
(a) The project proponent shall ensure that watering of the site or other soil stabilization
method shall be employed on an on-going basis after the initiation of any grading
activity on the site. Portions of the site that are actively being graded shall be watered
regularly to ensure that a crust is formed on the ground surface, and shall be watered
at the end of each workday.
(b) The project proponent shall ensure that all distUrbed areas are treated to prevent
erosion until the site is constructed upon.
(c) The project proponent shall ensure that landscaped areas are installed as soon as
possible to reduce the potential for wind erosion.
(d) The project proponent shall ensure that all grading activities are suspended during
first and second stage ozone episodes or when winds exceed 25 miles per hour.
During construction, exhaust emissions from construction vehicles and equipment and fugitive
dust generated by equipment traveling over exposed surfaces, would increase NOx and PM10
levels in the area. Although the proposed project does not exceed SCAQMD thresholds during
construction, the applicant will be required to implement the following conditions as required by
SCAQMD:
IS 13
o
o
o
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
2. To reduce emissions, all equipment used in grading and construction must be tuned and
maintained to the manufacturer's specification to maximize efficient burning of vehicle
fuel.
3. The project proponent shall ensure that existing power sources are utilized where feasible
via temporary power poles to avoid on-site power generation during construction.
4. The project proponent shall ensure that construction personnel are informed of ride
sharing and transit opportunities.
5. All buildings on the project site shall conform to energy use guidelines in Title 24 of the
California Administrative Code.
6. The operator shall maintain and effectively utilize and schedule on-site equipment in
order to minimize exhaust emissions from truck idling.
7.
The operator shall comply with all existing and future CARB and SCAQMD regulations
related to diesel-fueled trucks, which mayinc1ude among others: (I) meeting more
stringent emission standards; (2) retrofitting existing engines with particulate traps; (3)
use oflow sulfur fuel; and (4) use of alternative fuels or equipment.
OIlerational Emissions
The operational mobile source emissions were calculated using the Institute of Transportation
Engineers (ITE) Trip Generation Manual 7th edition values programmed into the URBEMIS
2007 model. In order to reflect the nature of the proposed project and the minimal number of
trips that would be generated, the default value for a Retirement Community was used.
Therefore, 2.62 daily trips per dwelling unit or approximately 235.8 daily trips were used.
Table 2
Operational Emissions Summary
(Pounds Per Day)
I NOx CO PM,o PMz.5 CO2
Source ROG
Area Source ' 19.2 2.8 39.8 6.1 5.8 3,584.1
Mobile Source 2.6 3.6 25.9 4.2 ' 0.8 2,241.0
Totals . 21.8 6.4 65.7 10.3 6.6 5,825.1
SCAQMD 55 55 550 150 55 N/A
Threshold
Si2nificance No No No No No N/A
Source: URBEMIS 2007
Nt A No standards
IS 14
c
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
As indicated in Table 2, operational emissions of the proposed project would not exceed
SCAQMD thresholds.
c) The proposed project individually would not exceed any SCAQMD thresholds for criteria
pollutants. The City of San Bernardino General Plan EIR (Section 4.3.2) concluded that
continued development would contribute to pollutant levels (build-out, daily vehicle trips) in the
San Bernardino area, which already exceed State and Federal air quality criteria. Findings on
potentially significant impacts of the General Plan indicated that policies contained in the
General Plan and mitigations in the EIR are expected to reduce emissions associated with future
development. However, even after application of these policies and mitigation measures, the
General Plan when viewed as a whole project, is expected to generate emission levels that would
exceed the AQMD thresholds for criteria pollutants, resulting in a significant unavoidable
adverse air quality impact. A Statement of Overriding Considerations for the General Plan EIR
was adopted by the City Council in November 2005.
d) The project site is surrounded by single-family residential units, vacant property, arterials, and
Patton State Hospital. As shown in Tables I and 2, development of the proposed project is not
anticipated to exceed SCAQMD thresholds. Therefore, air quality impacts to sensitive receptors
are not anticipated.
C e)
The proposed project is the development of a 90-unit senior housing complex on approximately
3.41 acres. The end use of the proposed project is not anticipated to generate emissions that
would create objectionable odors. No impact is anticipated.
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
IV. BIOLOGICAL RESOURCES - Would the
project:
a) Have a substantial adverse effect, either directly 0 0 0 ~
or through habitat modifications, on any species
identified as a candidate, sensitive, or special
status species in local or regional plans,
policies, or regulations, or by the California
Department ofFish and Game or US Fish and
Wildlife Service?
! b) Have a substantial adverse effect on any 0 0 0 ~
I 0 riparian habitat or other sensitive natura1'
,
I community identified in local or regional plans,
I
I policies, regulations or by the California
I
IS 15
I CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
0
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
Department ofFish and Game or US Fish and
Wildlife Service?
c) Have a substantial adverse effect on federally 0 0 0 18I
protected wetlands as defined by Section 404 of
the Clean Water Act (including, but not limited
to, marsh, vernal pool, coastal, etc.) through
direct removal, filling, hydrological
interruption, or other means?
d) Interfere substantially with the movement of 0 0 0 18I
any native resident or migratory fish or wildlife
species or with established native resident or
migratory wildlife corridors, or impede the use
of native wildlife nursery sites?
C e) Conflict with the provisions of an adopted 0 0 0 18I
Habitat Conservation Plan, Natural Community
Conservation Plan, or other approved local,
regional, or state habitat conservation plan?
f) Other: 0 0 0 0
Discussion:
a) The project site does not occur within an area designated as critical habitat for any biological
resource. The site and surrounding area occur within a developed area. No substantial adverse
effect, either directly or through habitat modifications, on any species identified as a candidate,
sensitive, or special status species in local or regional plans; policies, or r:egulations, or by the
California Department of Fish and Game or the United States Fish and Wildlife Service
(USFWS) is anticipated.
b) According to Figure NRC-2 of the General Plan, no riparian habitat occurs on or near the project
site. Therefore, the project would not have a substantial adverse effect on any riparian habitat or
other sensitive natural community identified in local or regional plans, policies, regulations, or
by the California Department ofFish and Game or USFWS.
c)
The project would not have a substantial adverse effect on federally protected wetlands as
defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vemal pool,
coastal, etc.) through direct removal, filling, hydrological interruption, or other means, because
c
IS 16
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
the project site is not developed and is not within an identified protected wetland, nor near any
jurisdictional drainage (see Section VIII for additional discussion).
d) The proposed project site is surrounded by existing development and therefore, is unlikely to
provide an important location relative to regional wildlife movement. Wildlife movement near
the site has been restricted by development, including road construction. Therefore, project
implementation would not impact a local or regional wildlife corridor.
e) The project would not conflict with any local policies or ordinances protecting biological
resources, as there are no identified biological resources that are subject to such regulation. The
nearest conservation area is the Cajon Creek (Cal Mat) Habitat Conservation Management Area
located approximately eight miles northwest of the site. The proposed project would not conflict
with the provisions of an adopted habitat conservation plan, natural community conservation
plan, or other approved local, regional, or state habitat conservation plan.
Less Than
Potentially SigIiificant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
V. CULTURAL RESOURCES - Would the project:
C
a) Be developed in a sensitive archaeological area 0 ~ 0 0
as identified in the City's General Plan?
b) Cause a substantial adverse change in the 0 ~ 0 0
significance of an archaeological resource
pursuant to ~ 15064.5 of CEQA?
c) Cause a substantial adverse change in the 0 ~ 0 0
significance of a historical resource as defined
in~15064.5 ofCEQA?
I
I d) Directly or indirectly destroy a unique 0 ~ 0 0
I paleontologiCal resource or site or unique
I geologic feature?
I 0 ~ 0 0
I e) Disturb any human remains, including those
I interred outside of fonnal cemeteries?
,
I f) Other: 0 0 0 0
,
i
Discussion:
0 a-c) In June 2006, the San Bernardino County Museum Archaeological Infonnation Center,
conducted a Historical Resources Record Search for the project site. The record search indicated
IS 17 i "
o
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
that no prehistoric archeological resources, ethnic resources, or cultural resources are known to
occur on-site. There are a total of 23 pending historic structures all occurring inside Patton State
Hospital grounds, and one heritage property (its location was not noted in the record search).
According to the records search, two area-specific surveys, and six general area overviews have
been prepared for the project area. The records search concluded that based on available
historical records and maps, the sensitivity for historic archaeological resources is considered
high, and moderate for prehistoric archaeological resources. The record search noted that the
potential for Prehistoric Archaeological Resources was based on sites found to the north. The
potential for Historic Archaeological Resources associated with the Highland Motor Line RR as
shown on historic maps, and a possible potter's field cemetery is said to be on or next to the
property.
To ensure potential impacts to archaeological resources are reduced, the following mitigation
measure shall be implemented:
10
CR-l: An archaeological monitor shall be on-site during earthwork and grading activities.
If prehistoric or historic artifacts over 50 years in age are encountered during land
modifications, then activities in the immediate area of the finds shall be halted and
the monitor shall assess the fmd, determine its significance, and make
recommendations for mitigation measures in accordance with the guidelines of the
California Environmental Quality Act.
Implementation of the above mitigation measure would reduce impacts to potential
archaeological resources to a less than significant level.
d) Paleontological resources are the fossilized remains of organisms from prehistoric environments
found in geologic strata. Paleontological sites generally occur as small outcroppings visible on
the surface of sites encountered during grading. Generally, it is geologic formations that contain
fossils. Potentially sensitive areas for the presence of paleontological resources are based on the .
underlying geologic formation. Fossil remains may occur throughout the City. Since the
distribution is unknown, the following mitigation measure shall be implemented:
CR-2: Should resources be unearthed during grading, a vertebrate paleontologist shall be
contacted to determine the significance, and make recommendations for
appropriate mitigation measures in compliance witb the guidelines of the California
Enviroumental Quality Act.
Implementation of the above mitigation measure would reduce impacts to potential
paleontological resources to a less than significant level.
e) Construction activities, particularly grading, could adversely affect or eliminate unknown
o potential archaeological resources. The following mitigation measure shall be implemented:
IS 18
I
!
o
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
CR"3: In the event that human remains are encountered during grading, all provisions of
state law requiring notification of the County Coroner, contacting the Native
American Heritage Commission, and consultation with the most likely descendant,
shall be followed.
o
o
o
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
In June 2007, Geotechno10gies, Inc. performed a Geotechnical Engineering Investigation for the
site in relation to the proposed development. The purpose of the investigation was to provide
geotechnical recommendations for foundation design, concrete slab-on-grade, retaining wall,
paving, parking, site grading, utility trench excavations and backfill, and inspections during
construction. The evaluation for the site included subsurface explorations, soil sampling,
necessary laboratory testing, and engineering analyses. As concluded in the report, the site is
considered suitable for the proposed development provided that recommendations presented in
the report are incorporated into the final design and construction. However, existing fill
materials and upper native soils are not suitable for support of the proposed foundations, floor
slabs or additional fill. To ensure potential impacts from development at the site are reduced to a
less than significant level, the following genera! grading mitigation measures shall be
implemented:
GS-l: Prior to foundation excavation, existing fill materials and upper native soils shall be
removed to a depth of three feet helow proposed foundations, or five feet helow the
existing site grade (whichever is deeper), and recompacted. Excavation shall extend
at least five feet beyond the edge of foundations or for a distance equal to the depth
of fill below the foundations, whichever is greater. Subsequent to removals, ,the
exposed grade shall be scarified to a depth of six inches, moistened to optimum
moisture content, and recompacted in excess of the minimum required comparative
density.
GS-2: All vegetation, existing fiD, and soft or disturbed earth materials shall be removed
from the area to receive controlled fill. The excavated areas shall be carefully
observed by the geotechnical engineer prior to placing compacted fill.
GS-3: Field observations and testing shall be performed by a representative of the
geotechnical engineer dnring grading to assist the contractor in obtaining the
required degree of compaction and the proper moisture content.
GS-4: When rain Is forecast all fill that has been spread and awaits compaction shall be
property compacted prior to stopping work for the day or prior to stopping due to
inclement weather. These fills, once compacted, shall have the surface sloped to
drain to an area where water can be removed.
GS-5: Temporary drainage devices shall be installed to collect and transfer excess water to
the street. Drainage shall not be permitted to pond on-site or allowed to flow
uncontrollably over any descending slope.
b-c)
The project site is located outside of an Alquist-Priolo Special Studies Zone as depicted on
Figure S-3 of the City's Genera! Plan. Reviews of official maps delineating State of California
earthquake fault zones (7.5 Minute Series, State of California Special Studies Zones, San
Bernardino North Quadrangle, Official Map) indicated the site is not located within a zone for
IS 20
o
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
mandatory study for active faulting. According to Figure S-3 of the City's General Plan and the
geotechnical investigation performed by Geotechno10gies, Inc. the site is situated approximately
2,800 feet southwest of the San Andreas Fault Zone. As concluded in the geotechnical
investigation, the potential for surface ground rupture at the site is considered low.
Earthquakes, due to their ground acceleration and shifting, can cause major damage to buildings
and create dangerous hazards to people through injury or death. Development in the seismically
active southern California region must rnitigate these potential hazards through strict adherence
to the California Building Code (CBC) and recommendations by geotechnical engineers.
Although the project site is located outside the Alquist-Priolo Special Studies Zone, the
developer will be required to implement established building construction requirements. Impacts
from earthquake hazards would be less than significant.
10
dIh) Implementation of mitigation measures GS-I through GS-5 would ensure no unstable soil
conditions would occur due to excavation, grading, or fill activities. However, during the
construction phase, project dust may be generated due to the operation of machinery on-site or
due to high winds. AdditiOnally, erosion of soils could occur due to a storm event. The City of
San Bernardino requires the preparation of a Water Quality Management Plan (WQMP) for
development projects that fall within one of eight project categories established by the RWQCB.
According to the San Bernardino County WQMP template, the proposed project falls within the
Project Category No. 8 because it includes a new parking lot in excess of 5,000 square-feet.
Refer to the Hydrology and Water Quality section of this Initial Study for a comprehensive
discussion.
e-f) The project site is not located within an area that has geologic hazards associated with landslides,
nor is it located in an area subject to liquefaction as identified in Section 10.0 Safety, Figure S-5
of the City's Genera! Plan.
Liquefaction is caused by build up of excess hydrostatic pressure in saturated cohesionless soils
due to cyclic stress generated by ground shaking during an earthquake. The significant factors
on which liquefaction potential of a soil deposit depends, among others include, soil type,
relative soil density, intensity of earthquake, duration of ground shaking, and depth of ground
water. As concluded in the geotechnical investigation, based on field explorations, laboratory
testing and subsequent engineering analysis completed to date, the soils underlying the site are
not considered prone to liquefaction. Subsequently, review of the County of San Bernardino
Official Land Use Plan, 1999, Hazard Overlay maps of the Harrison Mountain FH23 C
Quadrangle, the site does not occur within a mapped inundation or flood boundary. Additionally
the probability of seismically-induced landslides is considered low due to the relatively level,
approximate five percent slope, at the site. No impacts are anticipated.
g) The proposed project will not modify any unique physical features; no unique geologic features
were found during the site survey/evaluation. No impact is anticipated.
o
IS 21
o
IS 22
o
o
'10
' ,
. d)
e)
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
g) Expose people or structures to a significant risk
ofloss, injury or 4eath involving wildland fires,
including where wildlands are adjacent to
urbanized areas or where residences are
intermixed with wildlands?
Less 1ban
Potentially Significant Less 1ban
Significant With Significant
Impact Mitigation Impact
0 InCODalion 0
~
]1;0
Impact
h) Other:
o
o
o
o
Discussion:
a)
The proposed project includes the construction of a 90-unit Senior Residence to be located on the
south side of Highland Avenue between Victoria Avenue and Pepper Street across from Patton
State Hospital. Construction activities would not create a significant hazard to the public or the
environment through the routine transport, use, or disposal of hazardous materials, because
construction of the facilities would not involve such activities.
Similarly post-construction activities including residential facilities for seniors to include multi-
purpose room, kitchen, laundry facilities, and arts and crafts room would not involve the routine
transport or use of hazardous materials.
b)
Hazardous or toxic materials transported in association with construction of the project may
include items such as oils, paints, and fuels. All materials required during construction wiIl be
kept in compliance with State and local regulations. With implementation of Best Management
Practices (BMPs) and compliance with all applicable regulations, potential impacts from the use
of hazardous materials is considered less than significant.
c)
The project would not emit hazardous emissions or handle hazardous or acutely hazardous
materials, substances, or waste within Yo-mile of a school. The nearest school is San Andreas
High School located on the northwest comer of Pacific Avenue and Orange Street,
approximately half-mile south of the project site. No impact is anticipated.
The project site does not occur on a list of hazardous materials sites compiled pursuant to
Government Code Section 65962.5, and therefore would not create a significant hazard to the
public or the environment. During a site visit conducted in April 2008, no use of hazardous
materials was observed at the site.
As shown in Figure LU-4 of the City's General Plan, the project site does not occur within the
San Bernardino International Airport (SBIA) Influence Area. Therefore potential impacts to the
SBIA are not anticipated.
IS 23
j-".
o
o
o
CITY OF SAN BERNARDINO
DEVELOPMENTSERVlCES
INITIAL STUDY
o The California Emergency Services Act requires the City to manage and coordinate the overall
emergency and recovery activities within its jurisdictional boundaries. The City's Emergency
,Operations Plan includes policies and procedures to be administered by the City in the event of a
disaster. During disasters, the City is required to coordinate emergency operations with the
County of San Bernardino. Policies within the City's General Plan and updates to the City's
Emergency Plan, as required by State law, would ensure the proposed project would not interfere
with adopted policies and proced\lt'es. The proposed 90-unit Senior Residence would not alter
existing roa4 widths or turning points along Central Avenue or Pepper Street. Access to the site
is provided at one entry along Central Avenue approximately 60-feet south of Highland Avenue.
The proposed project is not anticipated to impair implementation of or physically.interfere with
an adopted emergency response plan or emergency evacuation plan. No impact is anticipated.
g) As shown on Figure S-9 in the City's General Plan, the project site does not occur in a fire
hazard area. The site and surrounding area are urbanized. No impacts are anticipated.
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
No
Impact
Less Than
Significant
Impact
VIII. HYDROLOGY AND WATER QUALITY-
Would the project:
a) Violate any water quality standards or waste
discharge requirements?
o
~
o
o
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater
recharge such that there would be a net deficit
in aquifer volume or a lowering of the local
groundwater table level (e.g., the production
rate of pre-existing nearby wells would drop
to a level which would not support existing
land uses or planned uses for which pennits
have been granted)?
o
o
o
~
c) Substantially alter the existing drainage
pattern of the site or area, including through
the alteration of the course of a stream or
river, in a manner which would result in
substantial erosion or siltation on- or off-site?
o
o
~
o
d) Substantially alter the existing drainage
pattern of the site or area, including through
the alteration of the course of a stream or
river, or substantially increase the rate or
o
o
~
o
IS 24
o
o
o
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
the State's General Construction permit include removal of vegetation, grading. excavating, or
any other activity ~ that causes the disturbance of one-acre or more. The General Construction
permit requires recipients to reduce or eliminate non-storm water discharges into stormwater
systems, and to develop and implement a Storm Water Pollution Prevention Plan (SWPPP). The
purpose of a SWPPP is to: I) identify pollutant sources that may affect the quality of discharges
of stormwater associated with construction activities; and 2) identify. construct and implement
stormwater pollution control measures to reduce pollutants in stormwater discharges from the
construction site during and after construction.
The RWQCB has issued an area-wide NPDES Storm Water Permit for the County of San.
Bernardino, the San Bernardino County Flood Control District, and the incorporated cities of San
Bernardino County. The City of San Bernardino then requires implementation of measures for a
project to comply with the area-wide permit requirements. A SWPPP is based on the principles
of Best Management Practices (BMPs) to control and abate pollutants. The SWPPP must include
(BMPs) to prevent project-related pollutants from impacting surface waters. These would
include, but are not limited to street sweeping of paved roads around the site during construction.
and the use of hay bales or sand bags to control erosion during the rainy season. BMPs may also
include or require:
. The contractor to avoid applying materials during periods of rainfall and protect freshly
applied materials from runoff until dry.
. All waste to be disposed of in accordance with local, state and federal regulations. The
contractor to contract with a local waste hauler or ensure that waste containers are emptied
weekly. Waste containers cannot be washed out on-site.
. All equipment and vehicles to be serviced off-site.
In addition to complying with NPDES requirements. the City of San Bernardino also requires the
preparation of a Water Quality Management Plan (WQMP) for development projects that fall
with,in one of eight project categories established by the RWQCB. Since the proposed project
includes the construction of a new parking lot it falls within RWQCB's Project Category No.8
which includes the addition or creation of 5,000 or more square feet of impervious surface on a
currently vacant site. In July 2008, the project proponent submitted a WQMP to the City for
review and approval. Design measures as listed below and contained in the WQMP will ensure
potential impacts are reduced to a less than significant impact.
W -1: All on-site residents shall be informed of all on-site activity restrictions including: no
vehicle washing, fueling or maintenance, no hosing on paved areas, no trash on-site,
and no interference or alteration of any drainage pattern.
W-2: All on-site employees upon hire date and annually thereafter shall be trained to
ensure cleaning, maintenance and refinishing/painted is In conformance with
approved BMPs for the site. Trained penonnel shall sweep on a monthly basis, and
inspect catch basis on quarterly and clean as on an as needed basis.
IS 26
c
c
0',
."
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
W-3: All oa-slte storm draia ialets shall be marked with "No Dumping - Draias to
River."
W-4: Laadscapiag shall correlate to the climate, soils, related natural resources and
existiag vegetatioa of the site, as well as type of developmeat proposed.
W-S: Proposed architectural plaas shall easure all roofs will draia iato the proposed
laadscape areas. Roof runoff shall be maintained clean and free from trash aad/or
debris at all times to ensure proper drainage of storm waters.
W-6: A SWPPP shall be prepared and BMP educatioaal materials shall be provided to all
seaior residents, aad all employees.
W-7: On-site trash enclosures shall be paved with aa impervious surfaced designed not to
allow run-oa from adjolalng areas, and shall be walled to prevent off-site traasport
of trash. All oa-site trash coatainers shall include attached lids to mialmize raia.
Trash storage areas shall be kept clean and free of debris.
W-8: Irrigation methods shall be utilized to minimize runoff of excess irrigatioa water
across impervious surfaces aad into the storm water coaveyance system. Such
methods shall include employing rain-triggered shutoff devices to eliminate or
reduce irrigatioa during aad after precipitatioa. Water coaservatioa devices such
as programmable irrigatioa timers aad solls sensors shall also be installed.
W-9: The parking lot aad all oa-site drive aisles shall be swept on a monthly basis.
W-I0: Riprap shall be installed aloag aU swales to preveat scouriag of soils.
Implementation of the above source control mitigation measures would ensure potential impacts
to water quality are reduced to a less than significant level.
b) The proposed project would not deplete groundwater supplies nor would it interfere with
recharge since it is not within an area designated as a recharge basin or spreading ground. The
proposed project includes an on-site percolation detention pond that would discharge to Central
Avenue via a parkway culvert. The proposed 90-unitSenior Residence would receive water
supply directly from the City whose source of supply is groundwater. No significant impact to
groundwater resources is anticipated.
c-e) The 3.41-acre project site is currently vacant. The proposed project would include the
construction of an approximate 72,500 square-foot building, paved drive aisle and parking area;
however, the project will not alter the course of any stream or river. All runoff would be
conveyed to an on-site percolation detention pond which will be designed to handle the flows.
Based on calculations presented in the July 2008 Hydrology Study, the total maximum 100-
yearly runoff (Q in cubic feet per second [cfs]) of the proposed developed area (reduced to 55
1527
c
Ie
o
CITY OF sAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
f)
g-h)
i)
j)
percent perviousness) is 6.39 cfs for a lOO-year storm event as compared to 8.69 cfs of pre-
construction runoff. The project design includes landscaping of non~hardscape areas to prevent
erosion. The Building Official and City Engineer must approve a grading and drainage plan prior
to the issuance of grading permits. Review and approval of the drainage plan would ensure the
project would not result in substantial erosion, siltation, or flooding on- or off-site. No impacts
are anticipated.
On July 7, 2008 Lilbum Corporation performed a Jurisdictional Drainage evaluation of a man-
made cement-lined channel located on the north end of the property to determine its potential
jurisdiction under state and federal laws. The Regional Water Quality Control Board (RWQCB)
regulates activities pursuant to Section 401(a)(I) of the federal Clean Water Act (CWA) as well
as the Porter-Cologne Water Quality Act (Water Code Section 13260). The U.S. Army Corps of
Engineers regulates "discharge of dredged or fill material" into wetlands and waters of the
United States pursuant to provisions of Section 404 of the Clean Water Act.
Based on the physical, chemical, and biological characteristics. of the drainage, the project will
~ '
not need a CDFG Streambed Alteration Agreement, a Section 404 Clean Water Act Permit from
the ACOE or Section 401 Certification from the RWQCB. (The Jurisdictional Drainage
Evaluation is provided as Attachment A to this Initial Study.) The drainage is a man-made ditch
that does not have a naturally-created ordinary high water mark, a bed, bank or channel, and does
not support any riparian vegetation. However, the proposed project would disturb 3.41 acres and
therefore would be subject to the NPDES permit requirements. As required, the project
proponent submitted a WQMP to the City for review and approval. Design measures contained
in the WQMP were incorporated into this Initial Study (Mitigation Measures W-I through \V-IO)
to ensure potential impacts to water quality are reduced to a less than significant level.
According to the City's General Plan, Figure S-I "100 Year Flood Plain," the project site occurs
outside of the lOO-year flood zone. Potential impacts from flood events are considered less than
significant.
Flood inundations resulting from the failure of the Seven Oaks Dam is a potential hazard in the
City of San Bernardino. According to General Plan Figure S-2, the project site occurs within the
Seven Oaks Dam inundation area. Land within this area could be flooded in the event of dam
failure. The dam is located northeast of the City of Highland in an unincorporated area of San
Bernardino County, and was designed to resist an earthquake measuring 8.0 on the Richter scale,
with any point able to sustain a displacement of four feet without causing any overall structural
damage. Since the project site is not located within a 100-year flood plain, and does not occur
near a river or flood control channel that would carry flood in the event of dam failure, potential
impacts are considered less than significant.
There are no oceans, lakes or reservoirs near the project site; therefore impacts from seiche and
tsunami are not anticipated. '
IS 28
c
c
o
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
c)
No habitat.conservation or natural community conservation plans have been adopted for the site
or surrounding area. The nearest conservation area is the Cajon Creek (Cal Mat) Habitat
Conservation Management Area located approximately five miles west of the site. No impact to
a habitat conservation plan or natural community conservation plan is anticipated.
d)
According to the General Plan, property that contains areas of 15-percent slopes and greater are
considered within the Hillside Management Overlay District (HMOD). The project site is
relatively flat with an. approximate four percent slope. No impacts from development within a
hillside area would result.
e)
As shown on Figure S-9 in the City's General Plan, the project site does not occur in a fire
hazard area. The site and surrounding area are urbanized. No impacts from wildland fires are
anticipated.
f)
As shown in Figure LU-4 of the City's General Plan, the project site does not occur within the
San Bernardino International Airport (SBIA) Influence Area. Therefore potential impacts to the
SBIA are not anticipated.
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
X. MINERAL RESOURCES - Would the project:
a) Result in the loss of availability of a known 0 0 0 181
mineral resource that would be of value to the
region and the residents of the state?
b) Result in the loss of a locally-important mineral 0 0 181 0
resource recovery site delineated on a local
general plan, specific plan or other land use
plan?
c) Be located in a Mineral Resource Zone as 0 0 0 181
adopted by the State Mining and Geology Board,
and identified in the City's General Plan?
Discussion:
a-b) No loss of valuable mineral resource will occur with the development of the project. The project
will demand aggregate resources during conslnlction. Steel, wood, concrete, and asphalt will be
required as part of the conslnlction. These resources are commercially available in the southern
15.30
c
o
o
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
California region without any constraint and no potential for adverse impacts to the natural
resources base supporting these materials is forecast to occur over the foreseeable future. The
project demand for mineral resources is not significant due to the abundance of available local
aggregate resources.
c
c'
o
CITY OF SAN BERNARDINO
DEVELOPMENTSERVlCES
INITIAL STUDY
Discussion;
a)
Noise can be measured in the fonn ofa decibel (dB), which is a unit for describing the amplitude
of sound. The predominant rating scales for noise in the State of California are the Equivalent-
Continuous Sound Level (l.cq), and the Community Noise Equivalent Level (CNEL), which are
both based on the A-weighted decibel (dBA). l.cq is defined as the total sound energy of time-
varying noise over a sample period. CNEL is def"med as the time-varying noise over a 24-hour
period, with a weighting factor of S dBA applied to the hourly l.cq for noises occurring from
7:00 p.m. to 10:00 p.m. (defmed as relaxation hours) and 10 dBA applied to events occurring
between 10:00 p.m. and 7:00 a.m. defined as sleeping hours): The State of California's Office of
Noise Control has established standards and guidelines for acceptable community noise levels
based on the CNEL and L.i. rating scales. The purpose of these standards and guidelines is to
provide a framework for setting local standards for human exposure to noise. Residential
development, schools, churches, hospitals, and libraries have a nonnally acceptable community
noise exposure range of 60 dBA CNEL to 70 dBA CNEL. Industrial development,
manufacturing, and warehousing, have a nonnally acceptable community noise exposure range
of 70 dBA CNEL to 80 dBA CNEL. Office buildings, businesses and professional have a
nonnally acceptable community noise exposure range of 67 dBA CNEL to 77 dBA CNEL.
Noise measurements conducted as part of the City's General Plan EIR indicate specific
measurements along Highland Avenue for the area between Victoria Avenue and SR-30 to be 60
dBA CNEL at a distance of 310 feet, and 144 feet from the roadway centerline. The Senior
Residence would be constructed at a distance of 7S feet for the Highland Avenue centerline.
Residents on-site would be exposed to noise levels in excess of State and City established
standards. To ensure potential impacts from noise are reduced to a less than significant level, the .
following mitigation measure shall be implemented:
N-t: An acoustical consultant shall prepare an environmental noise ass.essment for the
proposed project. The assessment shall include a site inspection and long-term (24-hour)
noise measurement at the project site. Assuming that Highland Avenue is the dominant
noISe source affecting the project site, the consultant shall estimate future exterior noise
exposure at the project site. Interior noise levels within the proposed project rooms, shall
be assessed based on the calculated exterior noise exposure and architectural drawings.
The assessment shall include a noise exposure comparison to the established noise exposure
and significant criteria, and any necessary noise mitigation recommendations shall become
conditions of approval for the project.
b) Construction and post-construction activities of the proposed 90-unit Senior Residence would
not require the use of equipment that would generate excessive ground borne vibration or
ground-borne noise levels. No impacts from ground borne vibration or noise would result.
cod) The proposed project is anticipated to generate short-tenn construction noise. The project is not
anticipated to expose people to noise levels or generate noise levels in excess of standards
established in the City's General Plan or Development Code. Adajcent sensitive receptors
IS 32
c
c
c
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
including single-family residents to the east and south, and Patton State Hospital to the north,
would not be exposed to excessive project-related noise levels. Similarly, no significant long-
tenn project impacts are anticipated because the Senior Residence would not generate excessive
noise. No significant impacts from a pennanent or temporary increase in ambient noise levels are
anticipated.
e) As shown in Figure LU-4 of the City's General Plan, the project site does not occur within the
San Bernardino International Airport (SBIA) Influence Area. No impacts from airport activity
including noise exposure from jet flyovers are anticipated.
XII. POPULATION AND HOUSING - Would the
project:
a) Induce substantial population growth in an area,
either directly (for example, by proposing new
homes and businesses) or indirectly (for
example, through extension of roads or other
infrastnlcture )?
b) Remove existing housing and displace
substantial numbers of people, necessitating the
constnlction of replacement housing elsewhere?
c) Other:
Discussion:
Potentially
Significant
Impact
o
o
o
Less Than
Significant
With
Mitigation
IncoIJloration
o
o
o
Less Than
Significant
Impact
o
o
o
No
Impact
IZI
IZI
o
a) The proposed project is the construction of a 90-unit Senior Residence The proposed project
would be compatible with adjacent residential development to the south and east. Since the
housing units are being developed exclusively for senior citizens, it is likely that most of the
residents already live within or near the area. Currently, there are not enough senior housing
developments in Highland or San Bernardino. Several of the senior mobile home parks (two
within a mile of the proposed development) have waiting lists. Construction at the site would be
short-tenn and would not create any new long-tenn construction jobs. Operation of the Senior
Residence would not create a significant amount of jobs. The development would generate two
new jobs including one full-time maintenance personnel, and one full-time front desk
receptionist The proposed project would require an amendment to the City's Development
Code to allow Senior Housing as a conditional use within the CG-I District. As proposed, the
project would be a less intense land use, generating less traffic and people at the site than a
IS 33
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
o
commercial strip mall (a general land use along Highland Avenue). As proposed and with the
Development Code Amendment, the project would be consistent with the General Plan, and
therefore would not induce substantial population growth in an area, either directly or indirectly.
No adverse impact is anticipated.
b)
The proposed project would not, displace any existing housing units, because no housing units
would be demolished as a result of the proposed project.
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incolporation
XIII. PUBLIC SERVICES
a) Would the project result in substantial adverse 0 0 ~ 0
physical impacts associated with the provision
of new or physically altered governmental
facilities, need for new or physically altered
0 governmental facilities, the construction of
which could cause significant environmental
impacts, in order to maintain acceptable
service ratios, response times or other
performance objectives for any of the public
servIces:
Fire protection, including medical aid? 0 0 ~ 0
Police protection? 0 0 ~ 0
Schools? 0 0 0 ~
Parks or other recreational facilities? 0 0 ~ 0
Other governmental services? 0 0 ~ 0
b) Other: 0 0 ~ 0
Discussion:
a)
Fire Protection: The City of San Bernardino Fire Department provides fire protection and
emergency medical services to the project site and vicinity. The Fire Department provides
emergency medical care (with emergency medical team personnel and paramedics), "HazMat"
(hazardous materials) teams and resources, and aircraft rescue and fire fighting services. The Fire
Department also conducts fire safety inspections of businesses, and educates the public about
safety measures through school and disaster preparedness programs.
c
The City of San Bernardino has a mutual aid agreement with the County of San Bernardino and
the California Department of Forestry for local fire protection. The State currently is providing
IS 34
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
o
funding and operational assistance via the State Chaparral Management and Forest Stewardship
Programs to reduce hazardous fuel accumulations, improve important wildlife habitat, and
enhance watershed value.
The City of San Bernardino Fire Department has 12 fire stations within the city limits. The
nearest station to the project site is Fire Station No. 228 located at 3398 E. Highland Avenue
approximately \4-mile east of the project site: The current total number of personnel available to
respond to emergencies, including two battalion Chief Officers, is 51 divided among the twelve
stations. Response time for a unit varies and depends on the location of the response site;
however, the City's adopted response time standard is five minutes or less for 90 percent of the
emergency calls for service.
The City Council has approved a plan to relocate four of the existing fire stations within the City
Limits so that fire responses by units can achieve the adopted level of five minutes or less. Since
the nearest fire station is located less than Y: -mile from the project site, implementation of the
proposed project would not have a significant impact on flI'C service response times. Developer
impact fees are collected at the time of building permit issuance and therefore, impacts are
considered less than significant.
o
Police Protection: The City of San Bernardino Police Department provides law enforcement
services for businesses and residences within the city limits. The City of San Bernardino is
divided into five Districts. The project site is located in the Eastern District. The district office
nearest the project site is located at 1535 E. Highland Avenue. All emergency calls and requests
for service from the project site would be dispatched from the main police station at 110 North 0
Street. As crime and calls for service change over time, the District's boundaries and staffing
assignments are evaluated to maintain a balance of service across the City. Staffing for the
department is not based on a particular ratio of "officers per thousand" but is determined to
provide the ability to conduct proactive community-oriented policing and problem solving.
The proposed 9Q-unit Senior Residence would generate 180 new residents and two new jobs.
(Estimated residents are based on a worst-case scenario with two people per unit). The City of
San Bernardino Police Department reviews staffing needs on a yearly basis and adjusts service
levels as needed to maintain an adequate level of public protection. Similarly, developer impact
fees are collected at the time of building permit issuance to offset project impacts. Therefore,
impacts to law enforcement are anticipated to be less than significant.
Schools: The project site is located within the boundary of the San Bernardino City Unified
School District. The proposed 90-unit Senior Residence, would generate two new jobs and an
estimated 180 new senior residences. Since the proposed development would only permit
persons of 62 years or old, no school-aged children would be generated by the proposed project.
City planning staff will review the proposed project and may elect for the project to be
considered "commercial" (i.e., the generation of two new jobs) rather than "residential" during
the assessment of school fees. The City mitigates impacts on school services through the
collection of development fees.
c
IS 35
~" ~-
c
c
o
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Under Section 65995 of the California Govenunent Code, the SBCUSD may charge
development fees to assist in the fmancing of school services. Education Code Section 17620
authorizes school districts to levy a fee, charge, dedication or other fonn of requirement against
any development project for the construction or reconstruction of school facilities provided that
the district can show justification for levying of fees. Level I fees are currently $2.63 per square-
foot of residential construction and $0.42 per square-foot of commercial construction, and are the
statutory fees allowed under Education Code 17620.
In February 2007, the SBCUSD prepared a School Facility Needs Assessment (SFNA) and
demonstrated that justification existed for levying fees higher than the statutory fee. On March 6,
2007, in its regular scheduled meeting, the Board of Education of the SDCUSD approved and
adopted the School Facilities Needs Analysis prepared in compliance with Govenunent Code
Sections 65995.5, 65995.6, and 35995.7. Based on calculation.s outlined in Govenunent Code
65995.5, and as detennined in the assessment, the SBCUSD was granted by the State Board of
Education the authority to collect Level II developer fees of $6.40 per square-foot of new
residential construction. Under Section 65995 of the California Govemment Code, school
districts may charge development fees to help finance local school services. Construction and
operation of new school facilities would be funded through school impact fees assessed on new
developments that occur within the school district. No significant impacts are anticipated.
Parks: There are a total of 52 developed parks and recreational facilities in the City,
encompassing approximately 540 acres. Based on the adopted park standard of five acres per
1,000 residents, build-out of the City would result in a need for approximately 1,596 acres of
parkland. The General Plan Update designates 469 acres of public parks. Therefore, future build-
out would result in a shortfall of 1,127 acres. However, the projected shortfall is lessened
somewhat because parkland total areas do not include the three regional parks, which total
158 acres. Additionally, many school sites, community centers and senior centers throughout the
City are available for recreational activities. Furthermore, the City designates approximately
620 acres of undeveloped open space parkland and 664 acres of public and commercial
recreation, which includes private recreational facilities, and an additional 1,312 acres of
undeveloped open space and parkland and 57acres of public and commercial recreation in the .
Sphere of Influence areas. '
The proposed project will include an owner recreational area to be located directly behind the
proposed Residence. The project proponent has extensive experience in planning open space
recreational areas at their senior housing developments (three of which are located within the
City of San Bernardino). The area proposed for on-site recreational purposes would include:
covered bench seating areas for outdoor dining; meandering walkways; vegetable garden beds,
trellis and a rose garden, water feature, and potential open space game area.
In addition to on-site recreational areas, implementation of policies listed in the Parks and
Recreation Element of the General Plan Update, and collection of developer impact fees would
ensure impacts to parks are less than significant.
IS36
o
I
ie
1
I
1
I
I
'0.'
! . \
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Government Services: The proposed development would not require the use of governmental
services beyond the approval and permitting process. The proposed project, with approval of the
Development Code Amendment, would be consistent with the General Plan. Therefore, no
impact is anticipated.
Solid Waste: The proposed project will be served by the City of San Bernardino Refuse &
Recycling Division, which provides collection services to residential and commercial customers '
for refuse, recyclables, and greenwaste. Materials that are not recycled in compliance with the
Integrated Waste Management Act (AB 939) are taken to one of two regional landfills in the
valley (San Timoteo: permitted unti12Q26 or Mid-Valley: permitted until 2.033).
According to the California Integrated Waste Management Board's estimated solid waste
generation rates, the proposed project is expected to generate approximately 45.0 pounds per day
(9.0 units times five pounds per unit per day) or 6.75 tons per month. The proposed 90-unit
Senior Residence would not generate a significant amount of additional solid waste into, the
City's waste stream. Under the General Plan land use designation ofCG, the 3.41-acre project
site could be developed with a 75,.0.0.0 square-foot commercial' strip malL Bas~ on a
comparison of estimated waste generated by the proposed residential development and a 75,.0000
square-foot commercial development, the site would be expected to generate the same amount of
waste. Refuse would be disposed of at the San Timoteo and Mid-Valley sanitary landfills, which
are permitted to receive 1,0.0.0 tons per day and 7,5.0.0 tons per day, respectively. The estimated
project-generated waste represents approximately .0.03 percent and .0..0041 percent of the total
permitted waste received at the landfill facilities, respectively. The solid waste collection system
would not be affected by the development of the project site.
Maintenance of Public Facilities: Construction and' post-construction activities at the Senior
Residence would not significantly increase traffic on adjacent streets (see Section XV
TransportationlTraffic). The proposed project would not require: additional road maintenance by
the City. No significant impacts are anticipated.
XIV. RECREATION
, Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
0 0 ~ 0
a) Would the project increase the use of existing
neighborhood and regional parks or other
recreational facilities such that substantial
physical deterioration of the facility would
occur or be accelerated?
b) Does the project include recreational facilities
or require the construction or expansion of
recreational facilities which might have an
o
o
o
~
IS 37
c
c
c
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
adverse physical effect on the environment?
c) Other:
o
o
o
o
Discussion:
a-b)
The City administers a total of 52 developed parks and recreational facilities that encompass
approximately 540 acres. Based on the adopted park standard of five acres per 1,000 residents,
build-out of the City would result in a need for approximately 1,596 acres of parkland. The
General Plan designates 469 acres of public parks. Therefore, future build-out would result in a
shortfall of 1,127 acres. However, the projected shortfall is lessened somewhat because parkland
total areas do not include the three regional parks, which total 158 acres. Additionally, many
school sites, community centers and senior centers throughout the City are available for
recreational activities. Furthermore, the City designates approximately 620 acres of undeveloped
open space parkland and 664 acres of public and commercial recreation, which includes private
recreational facilities, and an additional 1,312 acres of undeveloped open space and parkland and
57 acres of public and commercial recreation in the Sphere of Influence areas.
The proposed 90-unit Senior Residence would generate two new jobs. Assuming that the jobs
would be filled by new residents, an additional 0.01 acres (435 square feet) of parkland would be
required for the City to maintain its policy of five acres of parkland per 1,000 residents.
Therefore, the proposed project would contribute to the City's current insufficient parkland ratio.
However, implementation of mitigation measure PS-I would require the project proponent to
designate a portion of the site for open space/outdoor dining opportunities and recreation.
Implementation of mitigation measure PS-I contained in Section XIII of this Initial Study, and
policies listed in the Parks and Recreation Element of the General Plan Update, and collection of
developer impact fees would ensure impacts to parks are less than significant.
IS 38
o
c
o
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
3,220 vehicle trips per day, the proposed project would generate a significantly less amount of
traffic, approximately 2,985 less trips than a commercial development.
The City of San Bernardino General Plan and Circulation Element were adopted in accordance
with CEQA requirements, and any roadway improvements within the City of San Bernardino
that are consistent with these documents are not considered a significant impact, so long as the
project contributes its "fair share" funding for improvements. Potential impacts from an increase
in traffic are considered less than significant.
c) As shown in Figure LU-4 of the City's General Plan, the project site does not occur within the
San Bernardino International Airport (SBIA) Influence Area. Therefore potential impacts to air
traffic patterns would not result.
d) The proposed project would not create or substantially increase hazardous conditions due to its
design. There are no sharp curves, dangerous intersections, or incompatible uses that would
interfere with traffic flow. Access to the site would be provided by a 30-foot driveway along
Central Avenue. As proposed, the site design eliminates potential traffic hazardous as no new
driveways would be consttucted along Highland Avenue and residential traffic would be diverted
to an existing street (Central Avenue).
e)
The proposed site plan would be reviewed by the City Fire Department to ensure adequate access
for tire apparatus is provided. No significant impacts are anticipated.
f) According to the City's Development Code the proposed project is required to, provide \35
parking spaces (l.5 parking spaces per unit). The site plan allocates a total of 60 parking spaces
(0.66 spaces per unit), a deficiency of 75 spaces. The project proponent is requesting a parking
reduction. Telacu Housing prepared a parking analysis for 15 affordable (low income) senior
housing developments within southern California. The study concluded that parking ratios of 0.5
spaces per unit was sufficient for affordable senior housing, because residences qualitied to
purchase the units (at least 62 years of age and low income status) do not have the means to drive
due'to the high costs of owning a car (i.e., auto insurance, maintenance). The proposed
development is located across the street from a bus stop. Therefore a less than significant impact
is anticipated.
g) The proposed project will not conflict with existing policies regarding alternative transportation
and no impact is anticipated. No increased hazards to bicyclists or pedestrians would result.
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
No
Impact
Less Than
Significant
Impact
XVI. UTILITIES AND SERVICE SYSTEMS-
Would the project:
IS 40
<<
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
C INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
a) Exceed wastewater treatment requirements of 0 0 ~ 0
the Santa Ana Regional Water Quality
Control Board?
b) Require or result in the construction of new 0 0 0 ~
water or wastewater treatment facilities or
expansion of existing facilities, the
construction of which would cause significant
environmental effects?
c) Require or result in the construction of new 0 0 0 ~
storm water drainage facilities or expansion of
existing facilities, the construction of which
could cause significant environmental effects?
0 d) Have sufficient water supplies available to 0 0 ~ 0
serve the project from existing entitlements
and resources, or are new or expanded
entitlements needed?
e) Result in determination by the wastewater 0 0 0 ~
treatment provider which serves or may serve
the project that it has adequate capacity to
serve the project's projected demand in
addition to the provider's existing
commitments?
f) Be served by a landfill with sufficient 0 0 0 ~
permitted capacity to accommodate the
project's solid waste disposal needs?
g) Comply with federal, state, and local statutes 0 0 0 ~
and regulations related to solid waste?
h) Other: 0 0 0 0
0 Discussion:
a,b,e) The proposed project will be served by the City of San Bernardino sewer system, which has
waste treated by the San Bernardino Water Reclamation Plant (SBWRP). The proposed project
IS41
c
o
o
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
would generate wastewater that can be discharged to a municipal system with sufficient capacity.
The SBWRP is a regional plant that serves a larger population than just the City of San
Bernardino (Lorna Linda, Highland and San Bernardino International Airport). The existing flow
to the SBWRP of 28 MGD could be expected to increase cumulatively by 20.2 MGD for a total
General Plan buildout flow of 48.2 MGD. This amount would exceed the existing design
capacity of 33 MGD by 15.2 MGD. Additional facilities would need to be built or expansion of
existing facilities would need to be completed to accommodate the proposed build-out in the
service area of the SBWRP.
The wastewater collection system is currently experiencing deficiencies and the Wastewater
Collection System Master Plan report of 2002 predicted an increase in system pipe capacity
deficiencies of 57,022 out of 750,718 linear feet of pipe by the year 2025. That report was not
based on the build-out projections presented in the General Plan EIR.
Mitigation presented in the City's General Plan EIR requires the City to update the Wastewater
Collection System Master Plan to reflect General Plan Update build-out statistics, review
treattnent facility capacity periodically and adjust Sewer Capacity 'Fees when appropriate in
consultation with participating communities to accommodate construction of new or expanded
wastewater treattnent and collection facilities.
The project is projected to generate 20,250 gallons per day (gpd) of wastewater flow (based on
75 percent of water use to sewer). These flows would be accommodated with existing capacities
ofbcith the sewer system and the SBWRP. The project is consistent with the General Plan and
would be required to meet the requisites of the City of San Bernardino and the Santa Ana
Regional Water Quality Control Board regarding wastewater quality. Impacts are considered less
than significant. '
c)
Stonn drains and flood control facilities within the planning area include natural and man-made
channels, stonn drains, street wateIWays, natural drainage courses, dams, basins, and levees.
Stonn drain and flood control facilities are administered by the City of San Bernardino, San
Bernardino County Flood Control District, ACOE, and the San Bernardino International Airport
and Trade Center. Design and construction of stonn drain and flood control facilities -are the
responsibility of the City Public Works Department. The proposed project would not require the
construction of new stonn water facilities. As discussed with the City, stonnwater would be
controlled by an on-site percolation detention pond with an outlet to Central Avenue (see Section
VIII of this Initial Study for a detailed discussion of the existing and proposed on-site stonn
water system). Details of the system would be reviewed and approved by the Public Works staff.
No impacts are anticipated.
d)
The San Bernardino Municipal Water Department (SBMWD) provides domestic water service in
the City. The SBMWD serves an area of approximately 43 square miles with 35,246 service
connections. The Department produces water from groundwater wells that equates to over 497
gallons per capita per day, with the average metered consumption of 330 gallons per capita per
day. Currently, the SBMWD available groundwater supply is approximately 49,460 acre-feet per
year or 16.1 billion gallons per year.
IS 42
c
c
o
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
The San Bernardino Valley Municipal Water District (SBVMWD) was formed in 1954 to plan
long-range water supply for the San Bernardino Valley. It imports water into its service area
through participation in the California State Water Project and manages groundwater storage
within its boundaries. SBVMWD covers about 325 square miles and includes the cities' and
communities of San Bernardino, and other cities within the region.
The Senior Residence is projected to have a water demand of approximately 27,000 gallons per
day (150 gallons per person per day). The project's water supply requirements will be assessed
during project review and approval. The applicant will be required to pay fees for service to the
SBMWD. A less than significant impact is anticipated.
fig) The proposed project will be served by the City of San Bernardino Refuse & Recycling Division,'
which provides solid waste collection services to residential and commercial customers for
refuse, recyclables, and greenwaste. Materials that are not recycled in compliance with the
Integrated Waste Management Act (AB 939) are taken to one of two regiona11andfills in the
valley (San Timoteo: permitted until 2026 or Mid-Valley: permitted until 2033). According to
the California Integrated Waste Management Board's estimated solid waste generation rates, the
proposed project is expected to generate approximately 450 pounds per day (90 units times five
pounds per unit per day) or 6.75 tons per month. The proposed 90-unit Senior Residence would, '
not generate a significant amount of additional solid waste into the City's waste stream. Under
the General Plan land use designation of CG-I, the 3.41-acre project site could be developed
with a 75,000 square-foot commercial strip mall. Based on a comparison of estimated waste
generated by the proposed residential development and a 75,000 square-foot commercial
development, the site would be expected to generate the same amount of waste. Refuse would
be disposed of at the San Timoteo and Mid-Valley sanitary landfills, which are permitted to
receive 1,000 tons per day and 7,500 tons per day, respectively. The estimated project-generated
waste represents approximately 0.03 percent and 0.0041 percent of the total permitted waste
received at the landfill facilities, respectively. The solid waste collection system would not be
affected by the proposed project.
PotentiaJIy
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
XVII. MAl'lDATORY FINDINGS OF
SIGNIFICANCE
a) Does the project have the potential to degrade
the quality of the environment, substantially
reduce the habitat of a fish or wildlife species,
cause a fish or wildlife population to drop
below self-sustaining levels, threatento
eliminate a plant or animal community,
reduce the number or restrict the range of a
o
o
181
o
IS 43
c
c
lOb)
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
rare or endangered plant or animal or
eliminate important examples of major
periods of California history or prehistory?
b) Does the project have impacts that are
individually limited, but cumulatively
considerable? ("Cumulatively considerable"
means that the incremental effects of a project
are considerable when viewed in connection
with the effects of past projects, the effects of
other current projects, and the effects of
probable future projects.)
o
o
o
j;gI
c) Does the project have environmental effects
which will cause substantial adverse effects
on human beings, either directly or indirectly?
o
o
o
j;gI
Discussion:
a)
The project site does not occur within an area designated as critical habitat for any biological
resource. The site and surrounding area occur within a developed industrial area. No substantial
adverse effect, either directly or through habitat modifications, on any species identified as a
candidate, sensitive, or special status species in local or regional plans, policies, or regulations,
or by the California Department ofFish and Game or the USFWS is anticipated.
In June 2006, the San Bernardino County Museum Archaeological Information Center,
conducted a Historical Resources Record Search for the project site. The record search indicated
that no prehistoric archeological resources, ethnic resources, or cultural resources are known to
occur on-site. There are a total of 23 pending historic stnlctures all occurring inside Patton State
Hospital grounds, and one heritage property (its location was not noted in the record search).
According to the records search, two area-specific surveys, and six general area overviews have'
been prepared for the project area. The records search concluded that based on available
historical records and maps, the sensitivity for historic archaeological resources is considered
high, and moderate for prehistoric archaeological resources. The record search noted that the
potential for Prehistoric Archaeological Resources was based on sites found to the north. The
potential for Historic Archaeological Resources associated with the Highland Motor Line RR as
shown on historic maps, and a possible potter's field cemetery is said to be on or next to the
property. Implementation of mitigation measure CR-I would ensure potential impacts to
archaeological resource are reduced to a less than significant level.
Impacts associated with the proposed project would not be considered adverse or unfavorable.
The project is not anticipated to generate significant amounts of air pollutants. The addition of
landscaping and lighting of the proposed development would be required to comply with the
IS 44
c
c
,0
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
regulations set forth in the City's Development Code. No significant cumulative adverse impacts
are expected with implementation of the proposed development.
c) Proposed development at the site would not cause substantial long-tenn adverse effects on
human beings, either directly or indirectly. During construction, exhaust emissions from
construction vehicles and equipment and fugitive dust generated by equipment traveling over
exposed surfaces, would increase NOx and PMIO levels in the area. Although the proposed
project would not exceed SCAQMD thresholds during construction, the applicant will be
required to implement the SCAQMD conditions as listed in Section III of this Initial Study.
Additionally, the project shall comply with, Rules 402 nuisance, and 403, fugitive dust, which
require the implementation of Best Available Control Measures (BACM) for each fugitive dust
source, and the Air Quality Management Plan (AMCP), which identifies Best Available Control
Technologies (BACT) for area sources and point sources, respectively.
Construction activities would not create a significant hazard to the public or the environment
through the routine transport, use, or disposal of hazardous materials, because construction of the
facilities would not involve such activities. Residential development is not associated with the
routine transport or use of hazardous materials.
IS 4S
c
c
o
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
REFERENCES. The following references cited in the Initial Study are on file in the Development
Services Department.
l. San Bernardino General Plan, November I. 2005.
2. San Bernardino General Plan Update and Associated Specific Plans EIR, The Planning Center,
July 25, 2005
3. City of San Bernardino Development Code
4. South Coast Air Quality Management District, CEQA Air Quality Handbook
5. Water Quality Management Plan for the TELACU Housing - San Bernardino N, comer of
Highland/Central Avenue, San Bernardino, CA., DCI Engineering, April 2008
6. Geotechnical Engineering Investigation, Proposed Senior Housing, Southeast Comer of Highland
Avenue and Central Avenue, San Bernardino, CA. Geotechnologies, Inc., June 25, 2007.
7. TELACU Housing Jurisdictional Drainage Evaluation, Lilburn Corporation, July 7, 2008.
8. HydrologyIHydrau1ic Study Report, TELACU San Bernardino IV, David J. Mac Arthur,
Registered Professional Engineer, ApriI2008, revised July 2008.
IS 46
.'
c
c
TELACU Housing
Jurisdictional Drainage Evaluation
San Bernardino IV'
PREPARED FOR:
TELACU Housing - San Bernardino IV, Inc.
5400 East Olympic Boulevard. Suite 300
Los Angeles, Ca 90022
PREPARED BY:
Lilburn Corporation
1905 Business Center Drive
San Bernardino, CA 92408
909-890-1818
CERTIFICATION: 1 hereby certify that the statements furnished in this repon present the data
and information required for this biological evaluation, and that the facts. statements. and
information presented are true and correct to the best of knowledge and belief.
SIGNATuRE:
c
DATE:
7-z .,,-08
c
,C
o
TELACU Housing
Jurisdictional Drainage Evaluation
San Bernardino IV
On July 7, 2008 Li1bum Corporation visited the TELACU San Bernardino IV property located at
the southeast comer of Highland Avenue and Central Avenue in the City of San Bernardino, CA.
The purpose of the site visit was to evaluate the water drainage located on the north end of the
property for its jurisdiction under state and federal laws.
The property is located on the southeast comer of Highland Avenue and Central Avenue in the
City of San Bernardino, CA. TELACU is proposing an affordable senior housing development
(Senior Residence) that would include a three-story, approximate 72,000 square-foot building
with one two-bedroom unit, and 89 one-bedroom units, for a total of 90 units. The development
would also include laundry facilities, multi-purpose room, kitchen, and arts and crafts room. The,
90-unit Senior Residence would be constructed on the vacant 3 AI-acre site.
The drainage is a man-made cement and cobble lined channel. It is located on the north end of
the property, and it forms the south side of Highland A venue. The lined drainage is 523 feet long
by 12 feet wide, for a total of 6276 square feet (0.14 acres). The drainage was constructed to
accommodate flows from an unnamed drainage located to the northeast of Highland Avenue.
The construction of Highland Avenue and Patton State Hospital necessitated the drainage be
diverted and rerouted through this constructed channel. The drainage runs east to west along the
north end of the property and continues on through a cement lined channel through the adjacent
property, eventually connecting to Sand Creek.
The California Department of Fish and Game (CDFG) is responsible for conserving, protecting,
and managing California's fish, wildlife, and native plant resources. To meet this responsibility,
the law requires any person, state or local govermnental agency, or public utility to notify the
CDFG before beginning an activity that will substantially modify a river, stream, or 1ake. If
CDFG determines that the activity could substantially adversely affect an existing fish and
wildlife resource, a Section 1602 Lake or Streambed Alteration Agreement is required.
For the purposes of clarification, a "stream" is defined by the state: a body of water thatflows at
least periodically or intermillently through a bed or channel having banks and supports fish or
other aquatic life. This includes water courses having a surface or subsurface flow that supports
or has supported riparian vegeiation.
The Regional Water Quality Control Board (RWQCB) regulates activities pursuant to Section
401(a)(I) of the federal Clean Water Act (CWA) as well as the Porter-Cologne Water Quality
Act (Water Code Section 13260). Section 401 of the CWA specifies that certification from the
State is required for any project requesting a federal license or permit to conduct any activities
including, but not limited to, the construction or operation of facilities that may result in any
discharge into navigable waters. The certification shall originate from the state in which the
o
c
o
discharge originates or will originate, or, if appropriate, from the interstate water pollution
control agency having jurisdiction over the navigable water at the point where the discharge
originates or will originate. Any such discharges will comply \\ith the applicable provisions of
Sections 301, 302, 303, 306, and 307 of the CWA. The Porter-Cologne Water Quality Act
requires "any person discharging waste, or proposing to discharge waste, within any region that
could affect the waters of the state to file a report of discharge." Discharge of fill material into
"waters" of the state which does not fall under the jurisdiction of the United States Anny Corps
of Engineers (ACOE) pursuant to Section 404 of the Clean Water Act, may require authorization
through application of Waste Discharge Requirements or through waiver of Waste Discharge
Requirements.
The U.S. Army Corps of Engineers regulates "discharge of dredged or fill material" into
wetlands and waters of the United States, which includes tidal waters, interstate waters, and "all
other waters, interstate lakes, rivers, streams (including intennittent streams), mud flats, sand
flats, wetlands, sloughs, prairie potholes, wet meadows, playa lakes or natural ponds, the use,
degradation, or destruction of which could affect interstate or foreign commerce or which are
tributaries to waters subject to the ebb and flow of the tide" (33 C.F.R. 328.3(a)), pursuant to
provisions of Section 404 of the Clean Water Act.
The ACOE requires that the 1987 Corps of Engineers Wetlands Delineation Manual
(Environmental Laboratories, 1987) be used for delineating wetlands and waters of the United
States. To qualify for wetland status; vegetation, soils, and hydrologic parameters must all be
met. "Waters" of the U.S. are delineated based upon the "ordinary high water mark" as
detennined by erosion, the deposition of vegetation or debris, and changes in vegetation within
rivers and streams.
Based on the physical, chemical, and biological characteristics of the drainage located on the
TELACU property (see Figure I), the project will not need a CDFG Streambed Alteration
Agreement, a Section 404 Clean Water Act Permit from the ACOE or Section 401 Certification
from the RWQCB. The drainage is a man-made ditch that does not have a naturally-created
ordinary high water mark, a bed, bank or channel, and does not support any riparian vegetation.
However, the proposed project would disturb 3.41 acres and therefore would be subject to the
National Pollutant Discharge Elimination System (NPDES) pennit requirements. The State of
California is authorized to administer various aspects of the NPDES. Construction activities
covered under the State's General Construction permit include removal of vegetation, grading,
excavating, or any other activity that causes the disturbance of one-acre or more. The General
Construction pennit requires recipients to reduce or eliminate non-stonn water discharges into
stonnwater systems, and to develop and implement a Stonn Water Pollution Prevention Plan
(SWPPP). The purpose of a SWPPP is to: I) identify pollutant sources that may affect the quality
of discharges of stonnwater associated with construction activities; and 2) identify, construct and
implement stonnwater pollution control measures to reduce pollutants in stonnwater discharges
from the construction site during and after construction. TELACU will prepare a SWPPP for the
project that will require approval by the City of San Bernardino.
In addition to complying with NPDES requirements, the City of San Bernardino also requires the
preparation of a Water Quality Management Plan (WQMP) for development projects that fall
2
within one of eight project categories established by the R WQCB. Since the proposed project
includes the construction of a new parking lot it falls within RWQCB's Project Category No.8
which includes the addition or creation of 5,000 or more square feet of impervious surface on a
currently vacant site. In April 2008, the project proponent submitted a WQMP to the City for
review and approval.
figure J. Cement and cobble lined channel at north boundary ofTELACU property.
3
o
,
,
I
,
I
I
Ie
I
I
o
ATTACHMENT G
MITIGA TIO~ MONITORING/REPORTING PROGRAM
Development Code Amendment No. 08-01
& Conditional Use Permit No. 08-28
This Mitigation Monitoring and Reporting Plan has been prepared to implement the mitigation
measures outlined in the Initial Study for Development Code Amendment No. 08-01 &
Conditional Use Permit No. 08-28. This plan has been prepared in compliance with the
California Environmental Quality Act (CEQA) and the State and City of San Bernardino CEQA
Guidelines.
CEQA Section 21081.6 requIres adoption of a monitoring and/or reporting plan for those
measures or conditions imposed on a project to mitigate or avoid adverse effects on the
environment. The law states that the monitoring or reporting plan shall be designed to ensure
compliance during project implementation.
The Mitigation Monitoring and Reporting Plan contain the following elements:
I. The mitigation measures are recorded with the action and procedure necessary to
ensure compliance. The plan lists the mitigation measures contained within the
Initial Study.
2. A procedure for compliance and verification has been outlined for each
mandatory mitigation action. This procedure designates who will take action,
what action will be taken and when, and to whom and when compliance will be
reported.
3. The plan contains a separate Mitigation Monitoring and Compliance Record for
each action. On each ofthese record sheets, the pertinent actions ;md dates will be
logged, and copies of permits, correspondence or other data relevant will be
retained by the City of San Bernardino.
4. The plan is designed to be flexible. As monitoring progresses, changes to
compliance procedures may be necessary based upon recommendations by those
responsible for the plan. If changes are made, new monitoring compliance
procedures and records will be developed and incorporated into the plan.
The individual measures and accompanying monitoring/reporting actions follow. They are
numbered in the same sequence as presented in the Initial Study.
Mitigation Monitoring and Reponing Plan
DCA No. 08-01 & CUP No. 08-28
Pag~ 2
c MITIGATION MEASURES
Ill. AIR QUALITY
To further reduce impacts from VOC emiSSions, the applicant will be required to
implement the following conditions as required by SCAQMD:
1. The contractor shall utilize (as much as possible) pre-coated building materials
and coating transfer or spray equipment with high trartsfer efficiency, such as high
volume, low pressure (HVLP) spray method, or manual coating applications such
as paint brush, hand roller, trowel, dauber, rag, or sponge:
~ The contractor shall utilize water-based or low VOC coating as well as the
following conditions as required by SCAQMD:
o
. Use Super-Compliant VOC paints whenever possible.
. If feasible, avoid painting during peak smog season: July, August, and
September.
. Recycle leftover paint. Take any leftover paint to a household hazardous
waste center; do not mix leftover water-based and oil-based paints.
~ Keep lids closed on all paint containers when not in use to prevent VOC
emissions and excessive odors. '
. For water-based paints, clean up with water only. Whenever possible, do not
rinse the clean-up water down the drain or pour it directly into the ground or
the storm drain. Set aside the can of clean-up water and take it to a hazardous
waste center (www.cleanup.org).
. Recycle the empty paint can.
. Look for non-solvent containing stripping products.
. Use Compliant Low-VOC cleaning solvents to clean paint application
equipment.
. Keep all paint and solvent laden rags in sealed containers to prevent VOC
emissions.
IMPLEMENTATION AND VERIFICATION
Public Works and Planning staff shall review this development project.
COMPLIANCE RECORD
\\'hen Required: The verification shall be completed prior to issuance of grading permit.
WRITTEN VERIFICATION PREPARED BY:
o
DATE PREPARED:
Mitigation Monitoring and Reponing Plan
DCA No. 08-01 & CUP No. 08-28
Page 3
o
The project proponent shall ensure that any portion of the site to be graded shall
be pre-watered prior to the onset of grading activities.
(a) The project proponent shall ensure that watering of the site or other soil
stabilization method shall be employed on an on-going basis after the
initiation of any grading activity on the site. Portions of the site that are
actively being graded shall be watered regularly to ensure that a crust is
formed on the ground surface, and shall be watered at the end of each
workday.
I
I
i
I
i
i
i
i
I
I
I
!O
(b) The project proponent shall ensure that all disturbed areas are treated to
prevent erosion until the site is constructed upon.
(c) The project proponent shall ensure that landscaped areas are installed as soon
as possible to reduce the potential for wind erosion.
(d) The project proponent shall ensure that all grading activities are suspended
during first and second stage ozone episodes or when winds exceed 25 miles
per hour.
During construction, exhaust emissions from construction vehicles and equipment and
fugitive dust generated by equipment traveling over exposed surfaces, would increase
NOx and PMIQ levels in the area. Although the proposed project does not exceed
SCAQMD thresholds during construction, the applicant will be required to implement the
following conditions as required by SCAQMD:
2. To reduce emissions, all equipment used in grading and construction must be
tuned and maintained to the manufacturer's specification to maximize efficient
burning of vehicle fuel.
3.
The project proponent shall ensure that existing power sources are utilized where
feasible via temporary power poles to avoid on-site power generation during
construction.
4.
The project proponent shall ensure that construction personnel are informed of
ride sharing and transit opportunities.
5.
All buildings on the project site shall conform to energy use guidelines in Title 24
of the California Administrative Code.
6.
The operator shall maintain and effectively utilize and schedule on-site equipment
in order to minimize exhaust emissions from truck idling.
o
o
o
o
Mitigation Monitoring and Reporting Plan
DCA No. 08-01 & CUP No. 08-28
Page 4
7.
The operator shall comply with all existing and future CARB and SCAQMD
regulations related to diesel-fueled trucks, which may include among others:
(I) meeting more stringent emission standards; (2) retrofitting existing engines
with particulate traps; (3) use oflow sulfur fuel; and (4) use of alternative fuels or
equipment.
IMPLEMENTATION AND VERIFICATION
Public Works and Planning staff shall review this development project.
COMPLIANCE RECORD
When Required: The verification shall be completed prior to issuance of grading permit and
during construction.
WRITTEN VERIFICATION PREPARED BY:
DATE PREPARED:
o
o
o
Mitigation Monitoring and Reponing Plan
DCA No. 08-01 & CUP No. 08-28
Page 5
V. CULTURAL RESOURCES
CR-l: An archaeological monitor shall be on-site during earthwork and grading activities. If
prehistoric or historic artifacts over 50 years in age are encountered during land modifications,
then activities in the immediate area of the finds shall be halted and the monitor .shall assess the
find, deternline its significance, and make recommendations for mitigation measures in
accordance with the guidelines of the California Environmental Quality Act.
IMPLEMENTATION AND VERIFICATION
Building & Safety and Planning staff shall review this development project.
COMPLIANCE RECORD
When Required: The verification shall be completed prior to issuance of grading permits and
monitored during the life of the grading process.
WRITTEN VERIFICATION PREPARED BY:
DATE PREPARED:
CR-2: Should resources be unearthed during grading, a vertebrate paleontologist shall be
contacted to determine the significance, and make recommendations for appropriate mitigation
measures in compliance with the guidelines of the California Environmental Quality Act.
IMPLEMENTATION AND VERIFICATION
Building & Safety and Planning staff shall review this development project.
COMPLIANCE RECORD
When Required: The verification shall be completed prior to issuance of grading permits and
monitored during the life of the grading process.
WRITTEN VERIFICATION PREPARED BY:
DATE PREPARED:
Mitigation Monitoring and Reponing Plan
DCA No. 08-01 & CUP No. 08-28
Page 6
o VI. GEOLOGY AND SOILS
GS-l: Prior to foundation excavation, existing fill materials and upper native soils shall
be removed to a depth of three feet below proposed foundations, or five feet
below the existing site grade (whichever is deeper), and recompacted. Excavation
shall extend at least five feet beyond the edge of foundations or for a distance
equal to the depth of fill below the foundations, whichever is greater. Subsequent
to removals, the exposed grade shall be scarified to a depth of six inches,
moistened to optimum moisture content, and recompacted in excess of the
minimum required comparative density.
GS-2: All vegetation, existing fill, and soft or disturbed earth materials shall be removed
from the area to receive controlled fill. The excavated areas shall be carefully
observed by the geotechnical engineer prior to placing compacted fill.
GS-3: field observations and testing shall be performed by a representative of the
geotechnical engineer during grading to assist the contractor in obtaining the
required degree of compaction and the proper moisture content.
o
GS-4: When rain is forecast all fill that has been spread and awaits compaction shall be
property compacted prior to stopping work for the day or prior to stopping due to
inclement weather. These fills, once compacted, shall have the surface sloped to
drain to an area where water can be removed.
GS-5: Temporary drainage devices shall be installed to collect and transfer excess water
to the street. Drainage shall not be permitted to pond on-site or allowed to flow
uncontrollably over any descending slope.
IMPLEMENTATION AND VERIFICATION
Building & Safety and Planning staff shall review this development project.
COMPLIANCE RECORD
When Required: The verification shall be completed prior to issuance of grading permit and
monitored during the life of the grading process.
WRITTEN VERIFICATION PREPARED BY:
DATE PREPARED:
o
Mitigation Monitoring and Reponing Plan
DCA No. 08-01 & CUP No. 08-28
Page 7
o VIII. HYDROLOGY AND WATER QUALITY
W -I: All on-site residents shall be informed of all on-site activity restrictions including:
no vehicle washing, fueling or maintenance, no hosing on paved areas, no trash
on-site, and no interference or alteration of any drainage pattern.
W-2: All on-site employees upon hire date and annually thereafter shall be trained to
ensure cleaning, maintenance and refinishing/painted is in conformance with
approved BMPs for the site. Trained personnel shall sweep on a monthly basis,
and inspect catch basis on quarterly and clean as on an as needed basis.
W-3: All on-site storm drain inlets shall be marked with "No Dumping - Drains to
River:'
W -4: Landscaping shall correlate to the climate, soils, related natural resources and
existing vegetation of the site, as well as type of development proposed.
W-5: Proposed architectural plans shall ensure all roofs will drain into the proposed
landscape areas. Roof runoff shall be maintained clean and free from trash and/or
debris at all times to ensure proper drainage of storm waters.
o
W-6: A SWPPP shall be prepared and BMP educational materials shall be provided to
all senior residents, and all employees.
W - 7: On-site trash enclosures shall be paved with an impervious surfaced designed not
to allow run-on from adjoining areas, and shall be walled to prevent off-site
transport of trash. All on-site trash containers shall include attached lids to
minimize rain. Trash storage areas shall be kept clean and free of debris.
W-8: Irrigation methods shall be utilized to minimize runoff of excess irrigation water
across impervious surfaces and into the storm water conveyance system. Such
methods shall include employing rain-triggered shutoff devices to eliminate or
reduce irrigation during and after precipitation. Water conservation devices such
as progranlmable irrigation timers and soils sensors shall also be installed.
W -9: The parking lot and all on-site drive aisles shall be swept on a monthly basis.
W -10: Riprap shall be installed along all swales to prevent scouring of soils.
o
Mitigation Monitoring and Reponing Plan
DCA No. 08.01 & CUP No. 08-28
Page 8
o IMPLEMENTATION AND VERIFICATION
Public Works and Planning staff shall review this development project.
COMPLIANCE RECORD
When Required: The verification shall be completed prior to issuance of grading permit and
monitored during the life of the grading process.
WRITTEN VERIFICATION PREPARED BY:
DATE PREPARED:
o
o
Mitigation Monitoring and Reponing Plan
DCA No. 08-01 & CUP No. 08-28
Page 9
C XI. NOISE
Construction and ventilation recommendations as stated in the acoustical
analysis from Davy and Associates Inc., dated December 11,2008, shall be
incorporated as part of the final construction plans/ drawings
IMPLEMENTATION AND VERIFICATION
Building & Safety, Public Works and Planning staff shall review this development project.
COMPLIANCE RECORD
When Required: The verification shall be completed prior to issuance of grading permits and
prior to construction of slabs-on grade and/or pavement.
WRITTEN VERIFICATION PREPARED BY:
DATE PREPARED:
o
o
o
o
o
Senior Housing
Housing Units
Total parking spaces
Total assigned parking spaces
Percentage of utilized spaces
Manor
Housing Units
Total parking spaces
Total assigned parking spaces
Percentage of utilized spaces
Terrace
Housing Units
Total parking spaces
Total assigned parking spaces
Percentage of utilized spaces
Casa
Housing Units
Total parking spaces
Total assigned parking spaces
Percentage of utilized spaces
Senior Court
Housing Units
Total parking spaces
Total assigned parking spaces
Percentage of utilized spaces
Villa
Housing Units
Total parking spaces
Total assigned parking spaces
Percentage of utilized spaces
TELACU Las Flores
Housing Units
Total parking spaces
Total assigned parking spaces
Percentage of utilized spaces
TELACU Las Palomas
Housing Units
Total parking spaces
Total assigned parking Spaces
Percentage of utilized spaces
ATIACHMENT H
TELACU Senior Housing
Total Parking Spaces
(Hawthorne)
75
32
31
97%
(Commerce)
75
54
30
56%
(Hawthorne)
75
24
21
88%
(East Los Angeles)
75
49
19
39%
(Baldwin Park)
75
44
24
55%
(Moreno VaBey)
75
58
28
48%
(pacoima)
75
41
24
.59%
(Baldwin Park)
75
33
44
91%
C TELACU Villa Hermosa (Whittier)
Housing Units 75
Total parking spaces 49
Total assigned parking spaces 30
Percentage of utilized spaces 90%
TELACU Pico Allso (Los Angeles)
Housing Units 75
Total parking spaces 33
Total assigned parking spaces 19
Percentage of utilized spaces 58%
TELACU Sierra Vista (San Bernardino)
Housing Units 75
Total parking spaces 34
Total assigned parking spaces 34
Percentage of utilized spaces 100%
TELACU Monte Vista (San Bernardino)
Housing Units 75
Total parking spaces 36
Total assigned parking spaces 36
Percentage of utilized spaces .100%
TELACU Buena Vista (San Bernardino)
Housing Units 75
Total parking spaces 34
0 Total assigned parking spaces 33
Percentage of utilized spaces 97%
TELACU Las Fuentes (Riverside)
Housing Units 75
Total parking spaces 39
Total assigned parking spaces 36
Percentage of utilized spaces 92%
10/08
o
1
2
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF SAN BERNARDINO AMENDING
CHAPTER 19.06 (COMMERCIAL DISTRICTS), SECTION 19.06.010 (D), SECTION
19.06.020, TABLE 06.01 (G) (7) AND SECTION 19.06.030, TABLE 6.03 (S) OF THE SAN
BERNARDINO MUNICIPAL CODE (DEVELOPMENT CODE) RELATED TO
5 SENIOR/CONGREGATE CARE HOUSING
6
7
3
4
THE MAYOR AND COMMON COUNCIL OF THE CITY OF SAN BERNARDINO
DO ORDAIN AS FOLLOWS:
8
9 (7) and Section 19.06.030, Table 6.03 (S) relating to senior I congregate care housing, of the
10
SECTION 1. Chapter 19.06, Section 19.06.010 (D), Section 19.06.020, Table 06.01 (G)
Municipal Code (Development Code) is amended to permit senior I congregate care housing
11
12
subject to approval of a Conditional Use Permit in the CG-l, Commercial General land use
13 district as shown in Attachment 1 attached hereto and incorporated herein by reference.
SECTION 2. Severability. In the event that any provision of this Ordinance, or any part
14
15
16
17
18
19
20
21
22
23 IIII
thereof, or any application thereof to any person or circumstance, is for any reason held to be
unconstitutional or otherwise invalid or ineffective by any court of competent jurisdiction on its
face or as applied, such holding shall not affect the validity or effectiveness of any of the
remaining provisions of this Ordinance, or any part thereof, or any application thereof to any
person or circumstance or of said provision as applied to any other person or circumstance. It is
hereby declared to be the legislative intent of the City that this Ordinance would have been
adopted had such unconstitutional, invalid, or ineffective provisions not been included herein.
24 IIII
25 IIII
26
27
28
4 - ;;J. () -t:J~
1
-l:f:3'
1
2 AN ORDINANCE OF THE CITY OF SAN BERNARDINO AMENDING
CHAPTER 19.06 (COMMERCIAL DISTRICTS), SECTION 19.06.010 (D), SECTION
3 19.06.020, TABLE 06.01 (G) (7) AND SECTION 19.06.030, TABLE 6.03 (S) OF THE SAN
BERNARDINO MUNICIPAL CODE (DEVELOPMENT CODE) RELATED TO
4 SENIOR/CONGREGATE CARE HOUSING
5
6
7
I HEREBY CERTIFY that the foregoing ordinance was duly adopted by the Mayor and
Common Council of the City of San Bernardino at a
meeting thereof, held
8
on the
9
day of
. 2009, by the following vote to wit:
10 Council Members:
11 ESTRADA
12 BAXTER
13 BRINKER
AYES
NAYS
ABSTAIN
ABSENT
14
SHORETT
15
16
17 JOHNSON
18
19
KELLEY
MCCAMMACK
20
21
22
23
Approved as to form:
24
City Clerk
The foregoing ordinance is hereby approved this _day of
,2009.
PATRICK J. MORRIS, Mayor
City of San Bernardino
25 JAMES F. PENMAN
26 City ttorney
27 By:
28 III
2
CHAPTER 19.06
COMMERCIAL DISTRICTS
Section 19.06.010 (0) is hereby amended to read as follows:
ATTACHMENT!
D. CG-! (COMMERCIAL GENERAL) DISTRICT
This district is intended to provide for the continued use, enhancement, and new development of retail,
personal service, entertainment, office and related commercial uses along major transportation corridors and
intersections to service the needs of the residents; reinforcing existing commercial corridors and centers and
establishing new locations as residential growth occurs. Additionallv. this district nermits a maximum
density of 47 units ner noss acre for senior citizen and senior connel!ate care housin2.
CHAPTER 19.06
COMMERCIAL DISTRICTS
Section 19.06.020, Table 06.01 (G) (7) is hereby amended to read as follows:
-
.~ <ll
UN 0 000 UU 0
j:l., U
~ <ll
Q.. U- 0 0 U UO
0 U
~
OJ
l> =
~ U 0 OOu UUUUO
'"
B ~.... bo
- oou UO
u U
ll) OJ
.=
f;l;1 .g ~'"
ll) 0 , I U U ,
O;l <Il U , ,
,...::,
~ ~
f;l;1 '1::l ~N 0 00 , UO
... OJ U ,
... ~
.. .~
~ ~- 0 000 U U
U
Ii: j:l.,
~ ",I'<
~ U'" 0 0 , U
~ ,
..c:
u
~ ;.s "'",
~ U 0 00 U UO
<Il
ll) 0 "l:)
f;l;1 .. ',8 "'N
... 0 OOU UU UO
ll) .. <Il U
O;l ~ ;a
~ Z gp "'~
f;l;1 0 0 OOU UU UO
... U '8 u-
... 0
.. ~ N ON
~ ~ <a U 0 U
.~
Ii: ~ I 0_
f;l;1 0 U
f;ro, ... U ~
"
0 ... "il
.. u Z "
... ~ OJ 0 0 ""
U "
ll) o;S "
.. "il
... f;l;1 !::: "
j:l., .~ "ti " ~
ll) <Il
... ... OJ ,," ,!,l !;! ?
U <Il > " if r-
z ='
;! ~ 11}'~ 1-0 OIl ~ 0 is oS
~ " 0 il of Cl
... .~.fI.l ~ <<I"g 1;j~~ 1 "~
ll) j:l., 8 ~J8'Eo '" .- '" Cl
.. 0 'C "," <.) -lj,fj] '" 0
~ ....]~~ " ;::; .~
... Q..;":'" "> ~ ~.s ~ <.)
~ OJU " 1" e ~ ~"il~~ ~ 13
~ <Il ___ e.s~ :f .il..!! ~ ~ ! Q\'a'
0_ "'''''-
.. f;l;1 o;S .~ 000 _ .d il <.) ~'3-l!~ 00 0
~ 2l 5 1 ~ l~ "~ <.) .10 '" <.)
~ ;a " s oS 0 U .10
" "
~ > "1l oS ~g~ " ::E "
f;l;1 ~ !:jj:l., '(;; 2J ~ ~ !l ~ "> oS '8 "~ "il e '3 .c
~ <Il OJ ~ = ~ 1-0 P<.- ~i1
f;l;1 OJ <Il ~ j o;n" ',c .. ~~al::E", 3 Cl
... '"::;l ~ j -;; ~.~ i Vol .a (,) ~ "t:I~ CIl u
... ~<a =:: ".:" Jl" ;:J ::l ...~ ' , oil <.) ]> o 0
0 ~ " .. " fI.l rn oil e ..2 ;Z ~
.. fIJ 0 t) (I) 0 . (,)
"";.:::l ~ gj 0 "il"il ~ bIl.... ;a ~.
U ~ tl !::: 1 ~ r -8 g "~ ~~.sr::l ,..!,
:.= .9 - II) c.S "''''lll ~~"~ ~ '- "
- !;! ~ 81 il " " <.) ~~ .l::l""",~ NO"
.... f;l;1 bJl;a ~ ""E " ooS"il
<= =- .~ S "'" 3 """ ~ "3 ,!,loS 1'<1'<~1'<>~!38,!,l ~::l "
..c g" il l<l Cl 0 >. O,.Q <- o 03 S~~ l~"<.) t:: 0 0
'.c~.;~.a tf){/)'O
<= <= oU ~ ""1-t'"~"8 ~ ;; ::l "el ti l<l ~ """,,;a
f;l;1 M ~ '" '" .. ,,<.) ~~ilO"" <<....UU '"
<= ~ ;:J J "~gj ~'il c =.!il - !l "
... <E - >
..c '" =00=] -'Il ""
~ 0 ~ o o"t:l e ~
<= OJ___ < U 'U"S '" <u~'E" ""':r-.i('f'\ ~..n...or'oO u 0 ~
=' ~B ::EI'<;:J
... .... ...: ~ _ N ~
'"
U'"
U
'"
U-
U
=
U
~....
U
~'"
U
~'"
U
~-
U
"c..
U~
"",
U
00
foil "",
OOU
;;;J
= ,,~
foil U-
~
~
i 8'"
foil
~ 0_
~U
o
~z
ooU
...
...:i
00
~
u
iil
~
00
...
=
~
...
~
foil
~
~
o
u
....
Q
~
Q
foil
...:i
~
I I U
U
U I I U
U U IUU
U
U ' ,
, ,
U UUU
UU
I I
~
U
..:
~
'"
::>
~
..!l
. ~
oll .."
~=o.a ~
\;l~:; s ~
]'li"E] t"--
- '"
o ~ w.~ '"
"C o~ _
~n:.,g r;.... -
:E e'~ 0 ? ~
:-;::::: Q..- ;:I o~
~ "5 Ol)~ 0 ~ Ul
~~.8 . \;l "'''
n 5ll fI} _ -'+:1
~ "'CI.,8= >-!S
::> fl .sa.:E "'. '" ~ 'il
"t:I i:l Ul 0 -8 lI) Q.,~
.~~..8.a.a ",:'i! (lOll
]l:'= 1il g ,,0 ".b3.
;.....~ "." :g:; '" 0]
~f.i,.:i"CI ~ o~a3 e
. --..".., ="'- 0
"" ~ ~ .~ :~ ~:.8 ~ Xl ~ 1l
'5 ~"Sl il Oil 'E ~ OJ J: ..!l "8
.8" oll t;l " 8 .. - - OllB
] ~ .8 ;;- :g .~ ~ &: ~ ~ JJ &1
00~~"Sl'B..... .
a::IUol:l]r..=.-N("f"l..qV)\O
cj
001
OUO
001
OUOu
OUO
OUO
OUOU
-
~
on
;::
00
a,
o
-
OUOU
OUOU
U
::;:
OUOU
]'
o
-
,
-
o 0
]
~
.~
'3
.~
o
=
il
~
'"
"
e
~
"
~
"
8.
.So
""
B
01
"
"
..
.=
al
]
o
-
,
-
.....
o
~
'"
~
o 0
o 0
'8 ."
c.S~.o
'" -
""'!!" '"
~e] ]'
~ ~.~ '"
c...s Ul =
Q.) ~ ..8 g
~ 0';: 0
'" ...., -.. ~
..cIOO 0. 2
~] ~ ~ bD~ ~ ~ I
~ ~ g .~....!:P 0 ~
.El 13 'i] ,g'~ a .~ is
~jg~~ij~~
~.oog.si'~'fn' I
~~.s:;""ld~~
-;:3"S.!!auEiEi
. .~ oll ",';3 ~ _ .. ..
llfl,,:El:.=iJ,--
.il ~jlg~z~~
'~Uo "or..' e '_: '-:'
_ _ CIlI - ~... M ....
Q
'"
UN IUOU 0
U
'"
U- UOU 0
U
== UUOU 0 I I
U
=..,. I I
U
="" UOU 0 10 0 10
U 0
=N UOU 0 UO UUO
U
=- UOU 0 IQ
U
",Po. UOU 0 0 0
U~
"'"" UOU 0 0 0
U
fI'.l
f;I;l "'N UOU 0 0 UUUO
fI'.l U
i:l
l:l "'''' UOU 0 0 OUUUUIO
f;I;l U;::,
Eo<
Eo<
~ ON UOU 0 0 IUUUO
U -
Q
~ -
0_ -
UOU 0 0 OUUUUO -
U -
f;o, '"
0 0
-
Eo< Z UOU 0 -
U U
fI'.l ::g
...
..l t!
fI'.l ~ 3 "'Co .~
Eo< ~~~ I" tala
u "
; 01 . l!l 1l ~:€ 0 .. Po.
il S ~ " "
~ o t'S_ 0 00
Eo< 0"" Orl.l,.8-;- ::J
~ - !l .S 'a Uo tt-."C
fI'.l " o;.~ o t) 0 .B ]
... ~..2 'i -a ]
l:l "". ..... ~ sf"
.;: ~ ~;... ] M 0
" ill " .",
~ o ,,_ 5'.s .~ :g ] '8 i ! :c oa
""" _ _ 0 ==
"'il ~" 00 '0 "
... "" " ~ ~.s .. 0
~ ] if " l;j oo!!~~~ ~ U
~"" e rI.l ~ "
i!:~lJ;l" 13 ] 0; .- =
.~ -8 ~ ~ .s Po. .il :; ~ "
f;I;l .l!l .,c " 's
.'" ... J e g .;: "" "" oS .'" =~ufl
~ " " ~.~ ]" l;Eg.g " .,.
.g J bI) ~ ~ e." '..-g ooa- ~1\l"8 e
~g]8 " "'~ e- 118 ,,~i
0 ~rI.l"",,3'O " '.::1"= 0 il
~ """.... 0 o.S . c.:;g;g ~~ ~ ] ~ ~.~ ~~ ~a ~il
u ":0 11 J 00 ,c' ~
~ s 0 .~ l~jj s _ . ~ i!: !l u.il ~ i] ~:a ~ .~
. 00 ~ .;: 00 0 " l:l ~
... j ~ ~.'" " " " ".l!l ,,';: ~ u]'il~~'"
Q U :3 ~ .~ l;j j ~.,s'", t: 8
..c < . 'Ili;.f _..s 0 0 u <...,. ~ .. -g a oS .... 0:1 ~ :s -
Q '"]"" :; B 'E~ ~ ~o".. o "; fio&.........~ ""-
lJ;l "" .~ ~ oS U08~=g "
f;I;l '" <<::g JJii ~:"1~;g~ ~lJ;l:r::r: ~.;J", '" .'"
::: il
..l ::J = o~. ]= iUS "0= -""
~ ~ ~UQ,Q,_tS ....lNMooi ::e ~ ~ j ~ "";NC""i.q:.,.;...o"':oci u';j
::g~
Eo< ~ ..; d ~
CI.l
UN
U
CI.l
U-
U
=
U
llli.,.
U
llli",
U
llliN
U
llli_
U
,,~
U~
"",
U
ell
IiIil " N
rI.lU
~
~ "on
~ U;:.
...
...
~ 8N
IiIil
=- 0_
""U
o
...Z
rI.lU
...
'"'
rI.l
...
u
Ii!
...
rI.l
...
~
~
...
~
IiIil
::;:
::;:
o
u
....
=
'<:5
=
IiIil
'"'
~
...
i:
~
E-<
U
..:
III
CI.l
::;J
~
..!l "'
"'..9
:g ~ .
" 0 S
"=,,,
" .. B
".... -a
'" 0 1'1
"> ~;.....
0-_
~ ~8
.... " "
:alllta
~ . '$
:l~~
j~]
- U
- ~_s
'" 0 '"
8 g rUl
-;: rl "'-;:
!:l ';;I .. -.,
rn '0 ~ ~ ..
] ~ 8 ~ -f
o .;: 0
t liS"'d-
~8f1)j::s
:t
AAAAA
AA A
IA
AAAA
AAAAA
AAAAl
AAAAA
AAAAA
AAAAA
AAAAA
AAAA
AAAA
AAAAA
'"
o
-~
'"
'" "
go ~ '0'
rJj~ .at
~~ ~~
~oel-ili
~q~:s~
eeCl.l"~~
lDo-1:!"'O
~ ~ ~~ ~
IIlA~",j
.....;N~~v)
'"
~ 1~
11ll~
e i>-
~ -I.E.
:::= .g
~ .E
-5 8.8
~.srl
'" -.,
!l E-;:
J'" -., ..
Q.) al co
_l:l ".~
1l.Ijr!l0
3~;;,,,,=
U-"il"l"s
i~'"t:I.su
c;H,.2-B
.... =.0 ..
8ile~S
,-;;je..5i1l
il ~ ~ -a
<=i: bOO:E
.....
AAA I
A
AAA
U
AAA
AAA
U U
AAAA U
AU AAA
I ' , ,
, , ,
IA
AAAA
UIUO
AAA
AAA
UA AU
100
AAA
AAA
UA
UAAAA UU UAU AAA
UAAAA IU UAU AAA
UAAAA UUAUAU AAA
UAAAA UUAUAU AAA
AA
AA
AA
A
AA
UAAAA
U U A I A
~
~~ -=
~E ~-;;
E:~ .2
Q.)'~ ~ ~
",A CI.l
OJ IS III ~ 0
o t:l fIJ t:S :;;0
J'E ~ ora.2 --
~8 - B: rn- 2
_ t'~ ~ B ~ rn = ~
_13 ~ s g CI.l 00 ~ jl !.l 7:
~ '" z -~ 1l ~ '" 8: to C
~~'"t:I5 ~ 8~::t'a-~
e ~et;(,,) = ~ -ool:rlS
~ jj~~8 [ ~~~~~~
CI.lu>"':;;""~ ~8~ta:=0
_~ ~~~ ~~.~~i~~i3~~ ~~
5 - -- - .s ... JolOl 00 - ::g 0 rn Q.) 00 ...-
8 i ~ ~ ~ i ] _i ~ :~ ~ 1 i '1 ~ 1
u~li:c5"'...l..!l...l::E::~~Z';;lZOCl.l
.....;N~~vi
. . . .0.....:
\0[-000\............
Mtf'i~
- --
fI)
[;oJ "",
fl)U
~
~ "!!:'
[;oJ U-
E-o
E-o
~ 8'"
[;oJ
~ 0_
""u
o
E-oZ
fl)U
....
....
fI)
E-o
U
;!
E-o
fI)
....
~
:;jj
....
~
[;oJ
~
~
o
u
.
....
o
'IS
o
[;oJ
....
~
E-o
'"
u'"
U
~~~
~ ~~ ~UI
'"
u-
U
~~~
~ ~~ ~
==
U
~~~ ~~ ~~ ~u~
~...
U
I I
I I I
~,..,
U
~~~
CI 01
~
~'"
U
~~~
I~ ~~ ~
~-
U
I I Cl
10 0 CI
"Q.,
u~
~~~
~ ~ ~
",..,
U
I I CI
~ ~ ~~
N'
5'
~ ~ ~~U
.0
o
'"
~ ~ I -;; ~ u
o
1i
"
<Il
I ,s ~ I
'!<
8
~ I !ii ~
1
~ ,,~
oS
~~~
~~~
~
~
~
~
~
~
ti
-<
~
'"
;:J
~
~ (1) Q)
=;:QoS ~
..!ilo~g $ ~
,,~13~"" 1l!l 0
bO'1' !l .. B .. ~
~]]~] i]] ~ !!
afl.lQ.O_ = ~_ 0 s:lt;
~ ] '81 ~ ~.~ ~ ~ ~ ~
].~~! ~.I]~ ~-J~
.~~.j ~ 6 ~~ ~!il ~. .
.I!3 "cd o.!:l.. J (/.) .!:l :S (1) - ~ :::>
J=.~O~~ - ~~ .u~fI.l~~~
P<bI;l....::s _s ~.. ~HouoB
P " 0 - ."'. ",' ...."." C).!!l
~~u .~CO ~bI;l (1) ~~.~o
3.~~...,. 381 !l~ "'I~~~t.
U~O~Ufl.l .s'~ ~ ~~~o~
1-1 Sou t ,CIJ rI) i bO ~ . ~ ~ ~ 00 C
~.bO~~" ~~ !~~~t~ i"
~i~I:1 bO)51~1~.iJJ. J
u U.O r.I.l ~ ca .~. ~ la >- go.Po 0:; c,;] ~ ~ u "6
8~~ggl~' ....!iltslt~~tgg>.!
~ ~ft~"ouuu~~~.~Q.,.. ~
.. ",,"""
oo~~B~~ ... .. ... .d~
oou.afl.l'~_~-N~ ~~ ~~oo~__
...;
~~ ~I~ ~
~~ ~I~ ~I
~ ~~ ~ ~u u
~
~ ~
~
~ ~ ~
CI ICI ClIO
Cl I 0 01'-0 CI
~~ ~ ~~~
~ I ~ I ~
~~ ~ ~u~ u
~ ~~ I~U~ UU
~ ~uu ~
~
~uu ~
~ I I uu~
:d
. i
~" ~
ill3 fr .
~ - 'g ~! '5
~i ~~ fI.l .e
1-4 ~ ,.e; G,) rn 8 0
.B ~ ~ 11 ~ .1j .~ ;:;; .g
:= .,," ,,;.:::" l'l '"
! 0 a ~ ~ '0 ~ ~ In 0 ~
"'u ~bOEl~-..ll'5tJ:;
0l'i8l" ".J~11Q.,tJ
~ '5..!il .r .~~ d ~ 8 e ] .8-
_..Id~.g >>""",,;.:::
i:l 'CIS tI:S":::: tI:S "tl 0 = = CI)
lll< ~ u u 8 ~ ~ ~ ~ ~ =
.;l . .
O~NM~lf'iI.Or-..:ocio\8:::
~
u
u
00
'"
gc:::
--
t:N
,..,-
'" '"
-,..,
_0
- -
uu
::g::g
CI.l
U'"
U
CI.l
U-
U
==
U
=....
U
=M
U
=",
U
=-
U
"e;
U~
"M
U
rLJ
Iio1 "",
~U
~ "on
r-l u~
...
...
~ 8'"
ff 0_
r;..U
o
...iZ:
rLJU
...
'"'
rLJ
...
U
"
...
rLJ
...
~
~
...
~
Iio1
~
o
u
...
<:>
-.:)
<:>
Iio1
'"'
~
...
i
~
CI.l
~
~
t:l
I I
t:lt:lt:l I U t:l t:lt:lt:l"- IE-<
t:l
I I
t:lt:lt:l U t:lt:lt:lt:l"- IE-< t:l
t:l
t:lt:lt:l U t:lt:lt:lt:l"-UE-<
I I 0 I U 00
"- I E-<
t:l I I
t:lt:lt:lt:lU t:l t:l I t:l"- E-< t:l
t:l t:lU
t:lt:lt:lt:lU t:lt:lt:lt:l"- E-< t:l
Cl I:
M M M
t:lt:lt:lt:lU t:lt:l"i:i"i:i"- E-< "i:i
Cl I b U
t:lt:lt:lt:lU t:lt:lt:lt:l"- E-< t:l
t:l
t:lt:lt:l U t:lt:l t:l"- E-<
u
t:l
t:l'bt:l U t:lt:l t:l"- E-< t:l
u
t:lu
t:lt:lt:l U t:lt:lt:lt:l"- E-< t:l
t:l
t:l'bt:l U t:lt:l t:l"- E-< U
t:l
t:l'bt:lt:lU t:lt:l t:l"- E-< U
t:l
t:l'bt:l U t:lt:l t:l"- E-<
'S
<U
.~
!l
<.)
~
c; ~
'E N ~
~ -
o 0' r>:>
oS M~ Ol
~ C! ~ f:l
>. 0<<, e.
]1 'il~:;;; 'Oil ~
~ d " t;l - ... .d ~
_ lI,) .... r... .... 0 +=1
.~~5 ~ 6] ~ ~
~.- <U ~~ .1 ~ ~
lU 2 0 -.:;r (,) "'" +=~,
~~u_ ~ ~o ~ - ~
.~~~~~ 00 >.2 ~ C; n
01 '" EI .0 S ,,'.g.1!,
.~'O ~ ~ ~OO~ 0 0 i
~1~8 = ~8E~~~~~ ~ ~
i ~~ s ~~~B~!l!~ ~ j
x :s -0 ~ .a "a ll,) 0 ""'" .... .... Ul C)
1~8]1 ~~!gl~~1If~~ ~
.~i~~~~~8~oo~~~~~~~~i_g
.: . ~ ~ ~.il !3 <u.8 gp:EI . <u <.) 0.60 <u ~.a ~
~~JJtJJl:So<.)tiJ!~~tIJf~~]
-~~,lll::ja3-S~ ~~~O~P-l~~fI.:Il'J).....~t"""'"
N~~~~~~~~oo~ O~N~~~~ ~
----~u----- NNNNNNN N
~I
~
,...:..
M
~
o
r-
o
N
o
'"
-
!l
.'3
<u
CI.l
oS
.~
<u
~
'"
~
<.)
.s
Ji
u
.S
:a
.~
o
"
~
'-
o
il
.s
OJ
.
o
~
'"
~
~
.~
oJ::
,g
'OS
~
"-
CI.l
.s
-a-
0:0
..!l !l
~8
~E
<-
'-'~ N
'1'e ~
C) "'M!::::
u goo M
~U}\Ci1.l')
. ~ 0:::
'S 0_
.a t:rZ U
~~~::g
'" g = !:::!
]
...
,g
U
<u
.I:l
t:l
~
'5
:a
~
.
~
Jg
:~
.
~
Section 19.06.030, Table 6.03 (8) is hereby amended to read as follows:
1!3
~~
~=
...e,
000
U
S:I:
...U
U
f;I;1
ll.~
<:I:lu
00
...~
u'"
;!U
...
r.fJ~
...u
Q
~~
...
<:I:l"f
~c:>
QU
Z
...~
Q6
~~
:;!8
...
~
~~
00
Uu
..;
=0
..cU
=
;j1J
~
...
~
'"
~
I
.li
u
~
5
<
i
. ~ ~
= 8 ~ u ~.e:
_ ~ "<I "<I ~ II ::>1 u ~ s: ~ ~ ~.~ ~
g ~ '" .6 - ii >>" ._ '" ~ .... J3.~ oil"' t:: ~ 5,g-
6 'E " ~ .j~ d 5 ~ ~-s ~ . ~ >.53;;; u;;; Ii \2.~ 5
u Iii ~ eu c.O-c '''!Su U'JO ~ C"'r""lu-c. <1.1 LL. ~
G rIl e .Ei ::I 8 ..!2 U .- ~ C5 "iii ..8"+:1 e ~ 0 S N IE OQ ~ ~..... I:lO .
~r ~al~~I!~~ I~ g~i~~8l ]i~~j];~~~a ~~~~~]
J ~ ~ ~ ~ .~ u ~ ! ~ ~ ~ g ~ ~ .rfi ~ ] -e "l5li ~ ~ -g :s ~ ~ ~ ~ ~ ~ .~ ~ ~ ~ j ~ :; ~ ~
c~~~ 5~'~N1i::>1", u",..u"'$ "'1.~fio88'~oG ."Iii _0__
~1~~~~~&.~~~I:~:~]iI1~~itiijl~1'~'~i:~1~iiut~1~~
<<~<<~UQQ~~~~~~~_U~~Z__~ooXOOOOOOOO~OOUOOLL.~OO~~~::I
. , . C
<~ UQ~~d=~ ~~~::>1 io~ o~ ~~o> ~ ~ > N ~
~
><
><
>< ~
~
~
..
~ N
~
~
~
'" N
U
U _
~
~
~
~
~
~
~
~
~
~
~
~
~
~
~
~
~
~ ~
~
~
~
~
~
~
~
~
~
~ ~
~ ~
~
~
~ ~ ~
~
~ ~ ~
~
~
~
~
x >< >< ><
~
~
~
~
~ ~ ~
~
~
~
~ ~
>< iI< l< ><
~
~ ~
~
"<I"
on
68
U
>< >< x ><
~ ~
~
~ ~
~
~
~
~
~
~ ~
~
~
'"
~
~
...
'"
g
~
..
'"
~
~ ~ ~
~ ~
~ ~ ~
~ ~ ~
~ ~
~ ~ ~
~
~ ~ ~
~
~ ~ ~
~
~ ~
~ >< >< ><
~
~
~
~
~ ~ ~
~
~ ~ ~
~
~
~ ~ ~
~
~
~ x >< ><
~
~
~
~ >< >< l<
~
"
~ >< >< ><
"
~
" ""
"
"
" " "
Q
!Q
...
00
~
U
::>1
]
~
'"
00
'"
U
::E
>>
~
$
'"
'"
Ii(
U
::E
'"
N lag;:
~il\g
r::!'<f"N'N
Nt::!~-
-l"\~1I'l
~~~8
000000_
uuuu
::E::E::E::>1
CITY OF SAN BERNARDINO REQUEST FOR COUNCIL ACTION
From: Valerie C. Ross, Director
Subject: An ordinance of the City of San Bernardino
amending Chapter 19.06 of the Development Code to
permit senior/congregate care housing as a
conditional use in the CG-l, Commercial General
land use district and Conditional Use Permit No. 08-
28 to construct a 3-story, 90-unit senior housing
complex on approximately 3.5 acres of land located
at the southeast corner of Highland and Central
Avenues in the CG-l, Commercial General land use
district.
MCC Date: April 20, 2009
Dept: Development Services
Date: March 12,2009
Synopsis of Previous Council Action: None
That the hearing be closed and:
1.
That said ordinance be laid over for final adoption, and
2.
That the Mayor and Common Council has independently reviewed and analyzed the Initial Study
and the Mitigated Negative Declaration, fmds that the Mitigated Negative Declaration reflects its
independent judgment, hereby adopts the Mitigated Negative Declaration and Mitigation
Monitoring I Reporting Program and approve Conditional Use Permit No. 08-28 based on the
Findings of Fact contained in the Planning Commission Staff Report, subject to the Conditions of
Approval and Standard Requirements (Exhibit 2).
~ t/. t(H+-
Valerie C. Ross
Contact Person:
Aron Liang, Senior Planner, ext. 3332 Phone:
384-5057
Supporting data attached:
Staff Report
Ward: DCA - Citywide / CUP - 4
FUNDING REQUIREMENTS:
Amount:
N/A
Source:
(Acct. No.)
Account Description:
Finance:
Council Notes:
Agenda Item No.
CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION
STAFF REPORT
SUBJECT: Development Code Amendment No. 08-01 & Conditional Use Permit No. 08-28
OWNER/APPLICANT:
Tom Provencio
TELACU Housing
5400 E. Olympic Boulevard, Suite 300
Los Angeles, CA 90022
323.721.1655
Backeound:
The applicant requests that the Mayor and Common Council approve Development Code
Amendment No. 08-01 to amend Section 19.06.010 (D), Section 19.06.020, Table 06.01 (G) (7)
and Section 19.06.030, Table 6.03 (S) of the Development Code to permit senior/congregate care
housing in the CG-l, Commercial General land use district subject to approval of a Conditional
Use Permit. Also requested is a Conditional Use Permit to construct a 3-story, 90-unit senior
housing complex with an on-site manager's unit on approximately 3.5 acres ofland located at the
southeast corner of Highland and Central Avenues in the CG-l, Commercial General land use
district (Exhibit 1).
The Development Code Amendment would be applicable in CG-l districts Citywide. Currently,
Development Code Section 19.06.020 does not permit senior/congregate care housing in the CG-
1 land use district. The proposed amendment would permit development of senior/congregate
care housing in the CG-l district consistent with the existing provisions of the CO, Commercial
Office district and CR-2, Commercial Regional-Downtown district. The Amendment is proposed
to accommodate growing demand for new senior housing sites and to expand affordable housing
opportunities for seniors in many commercial areas of the City. The Planning Commission Staff
Report (Exhibit 2) presents the proposed Code amendment and findings for adoption of the
ordinance and approval of the project.
At its meeting on February 18, 2009, the Planning Commission recommended approval of
Development Code Amendment No. 08-01 and Conditional Use Permit No. 08-28. The Planning
Commission voted unanimously in favor of the proposed amendment and the proposed project.
Commissioners Coute, Durr, Heasley, Longville, Mulvihill, Mufioz, Rawls and Sauerbrun voted
in support of the motion and Commissioner Hawkins was absent.
DCA No. 08-01& CUP No. 08-28
Hearing Date: 4.6.09
Page 2
Financial Impact:
None. The applicant paid the filing fees for the Development Code Amendment and Conditional
Use Permit applications.
Recommendation:
That the hearing be closed and:
1. That said ordinance be laid over for final adoption.
2. That the Mayor and Common Council independently review, analyze and exercise
independent judgment in consideration of the Initial Study and in making a
determination, and adopt the Mitigated Negative Declaration and Mitigation Monitoring I
Reporting Program and approve Conditional Use Permit No. 08-28 based on the Findings
of Fact contained in the Planning Commission Staff Report, subject to the Conditions of
Approval and Standard Requirements (Exhibit 2).
Exhibits:
1 Location Map
2 Planning Commission Staff Report dated February 18, 2009
Attachment A - Location Map
Attachment B - Site PlanlFloor Plans and Elevations
Attachment C - Proposed Amendment to Chapter 19.06, Commercial Districts
Attachment D - Conditions of Approval
Attachment E - Standard Requirements
Attachment F - Initial Study
Attachment G - Mitigiation MonitoringlReporting Program
Attachment H - TELACU Parking Study
Ordinance
EXHIBIT 1
CITY OF SAN BERNARDINO
LOCATION MAP
PLANNING DIVISION
HEARING DATE: 04120/2009
PRO.JECT: DCA 08-01 & CUP 08-28
NORTH
0.00.0150 0.03 Miles
EXHIBIT 2
( PLANNING COMMISSION STAFF REPORT
CITY OF SAN BERNARDINO PLANNING DMSION
CASE:
Development Code Amendment No. 08-01&
Conditional Use Permit No. 08-28
3
February 18,2009
4 (Conditional Use Permit)
Citywide (Development Code Amendment)
AGENDA ITEM:
HEARING DATE:
WARD:
OWNER/APPLICANT:
Tom Provencio
TELACU Housing
5400 E. Olympic Boulevard, Suite 300
Los Angeles, CA 90022
323.721.1655
REQUEST/LOCA TION:
(
A . request to amend the Development Code to allow senior/congregate care housing as a
conditional use in the CG-l, Commercial General land use district and a Conditional Use Permit
to construct of a 3-story, 9O-unit senior housing complex with an on-site managers unit on
approximately 3.5 acres ofland located at the southeast corner of Highland and Central Avenues
in the CG-l, Commercial General land use district.
CONSTRAINTs/OVERLAYS:
High Wind, Zone X
ENVIRONMENTAL FINDINGS:
lJ Exempt from CEQA
lJ No Significant Effect
. Potential Effects, Mitigation Measures and Mitigation MonitoringIReporting Program
STAFF RECOMMENDATION:
. Approval
. Conditions
lJ Denial
lJ Continuance to:
.
(.
,;.
.
DCA No. 08.()J
CUP No. 08-28
Feb11l4l'Y J8. 2(}(}9
Page 2
PROJECT DESCRIPTION
Development Code Amendment No. 08-01 is proposed to modify Section 19.06.030, Table
06.01 of the Development Code to allow senior housing projects in the CG-l, Commercial
General land use district subject to approval of a Conditional Use Permit.
Conditional Use Permit No. 08-28 is requested under the authority of Development Code Section
19.06.030, Table 06.01 (G)(7) to construct a 3-story, 90-unit 73,805 square foot senior housing
complex, including an on-site manager's unit on approximately 3.5 acres ofland. The project is
proposed for development on a vacant 3.5-acre site at the southeast corner of Highland and
Central Avenues in the CG-l, Commercial General land use district (Attachments A & B).
Development Code Amendment No. 08-01 is required for approval of the proposed development
project, but it would be applicable to Commercial General properties throughout the City.
Project Layout and Floor Plans:
The project site consists of two parcels that will be merged for construction of the proposed 3-
story senior housing complex. The first floor plan provides 25 one-bedroom units, a multi-
purpose room with a kitchen, a lobby, laundry room, support services, electrical room, storage
. rooms, offices and a two-bedroom manager's unit. The second floor provides 33 one-bedroom
units and storage rooms. The third floor provides 32 one-bedroom units, a library/arts and crafts
room and storage rooms. The 730-square foot manager's apartment is the only two-bedroom unit
proposed in the project. The one-bedroom unit is approximately 540 square feet.
Access to the facility will be from Central Avenue. A 6-foot wrought iron fence with pilasters
will be constructed along the Highland Avenue and Central Avenue frontages, and a solid
perimeter wall is planned along the interior boundaries. On-site amenities proposed for the
project will include a patio and garden, a multi-purpose room and a library.
Design Features:
The proposed building design features prominent architectural treatments and variations in
structura1 style, including varied roof lines, window treatments and awnings, a patio trellis,
parapet molding, iron work and complementary finishes.
Funding:
The proposed project will be receiving funding support from the Department of Housing and
Urban Development (HUD) under the Section 202 program. HUD provides capital advances that
may be used for the construction of senior housing projects. The purpose of the 202 program is
to provide supportive housing for very low-income persons 62 years of age or older.
SETIING/SITE CHARACTERISTICS
The project site is currently vacant and consists of approximately 3.5 acres. Surrounding the site,
adjacent to the south are multi-family apartments in the RM, Residential Medium land use
district. To the west, across Central Avenue is a vacant lot in the CG-l, Commercial General
land use district. To the north, across Highland Avenue is Patton State Hospital in the PF, Public
Facility land use district. To the east, abutting the site is a vacant lot in the CG-l district.
.
DCA No. 08'()1
CUP No. 08-28
February 18. 2(}()9
Poge 3
CALIFORNIA ENVIRONMENTAL OUALITY ACT (CEOA)
The project is subject to the California Environmental Quality Act (CEQA). An Initial Study
(Attachment E) was prepared and circulated for a 20-day public review period from October 6,
2008 to October 25, 2008, pursuant to the provisions of CEQA. No comments were received.
The Initial Study proposes a Mitigated Negative Declaration, including Mitigation Measures
detailed in the Mitigation MonitoringIReporting Program (Attachment F).
BACKGROUND
TELACU Housing has a proven track record of three senior housing projects successfully
completed and 100% occupied in the City of San Bernardino. The Development/Environmental
Review Committee (D/ERC) first reviewed this proposal on September 25, 2008. The D/ERC
approved release of a Draft Mitigated Negative Declaration for public review and moved the
project to the Planning Commission for consideration.
ANALYSIS
-
The proposed Development Code Amendment would accommodate additional senior housing
projects, expanding affordable housing opportunities for seniors in many commercial areas of the
City. Senior housing is already permitted in the Commercial Regional and Commercial Office
land use districts, where public transit and other essential services are available to support senior
residents. Similar conditions exist in the CG-l, Commercial General land use district. The
Conditional Use Permit process provides for site-specific analysis to verify suitability of each
proposed project site.
The project site proposed for development is located near commercial uses, medical offices and a
senior center. Despite the decling values in the housing market, the need for affordable senior
housing units is still great.
The project design incudes a 288 square foot laundry room on the fll'St floor, with 4 washers and
4 dryers. The applicant requests that the requirement for individual washer and dryer hook ups in
each unit pursuant to Development Code Section 19.04.030 (2)(Q)(12) be waived in order to
keep the units affordable to low-income seniors. The Planning Commission has the discretion to
relax multi-family development standards to encourage affordable housing, pursuant to
Development Code Section 19.04.030(2)(D)(1)(g).
The standard parking requirement for a 90-unit senior housing project is 90 spaces (1 space per
unit). However, Development Code Section 19.24.030(11) allows senior apartment parking
requirements to be adjusted on a case-by-case basis, subject to supporting analysis of parking
demand. Public transit and other services within walking distance, as well as parking needs
analyses of similar projects may be considered to justify a reduced parking requirement. The
proposed project would provide 64 parking spaces (.71 space/unit). The applicant has submitted
,. a parking analysis of 14 similar projects with an average parking ratio of .40 spacelunit to justify
;"W the proposed parking design (Attachment H).
.
.
,~
.
DCA No. 0841
CUP No. 08-28
Febnmry 18. 2009
Page 4
Other than the required Development Code Amendment and the design standard modifications
discussed above, the proposed project complies with the Development Code and General Plan, as
illustrated in Table A:
TABLE A - DeveloDment Code/General Plan Conformance
CATEGORY PROPOSAL DEVELOPMENT CODE GENERAL PLAN
Permitted Use Senior Citizen Housing Requires Code Amendment Consistent
Height 35 feet maximum 52 feet maximum N/A
Setbacks
- Front 14 feet 10 feet N/A
- Side 20 feet 10 feet N/A
- Rear 88 feet 10 feet N/A
- Side Street 25 feet 10 feet N/A
Landscaping 20,900 square feet 11,190 square feet
- Total 28% 15% N/A
Lot Coverage 17% 100% N/A
Density 25 dulac 47 dulac N/A
Unit Size
- I bedroom 540 sq. ft. 510 sq. ft. N/A
- 2 bedroom 700 sq. ft. 610 sq. ft.
FINDINGS - DEVELOPMENT CODE AMENDMENT
1. The proposed amendment is consistent with the General Plan.
General Plan Goal3.! states: "Facilitate the development of a variety of types of housing
to meet the needs of all income levels in the City of San Bernardino".
General Plan Goal 3.3 states: "Assist in the development of adequate housing to meet the
needs oflow and moderate-income households".
General Plan Policy 3.1.3 states: "Encourage the development of senior housing in all
areas of the City, especially the downtown, where the permissible... ...".
The proposal is consistent with the above goals and policy of the General Plan. The
proposed Development Code Amendment would facilitate development of senior housing
on commercial properties that would typically provide convenient access to transit
services and commercial and office uses.
-
-
It
DCA No. O84JI
CUP No. 08-28
February 18. 2009
Page J
2. The proposed amendment would not be detrimental to the public interest, health, safety,
convenience, or welfare of the City.
The proposed amendment would modify regulations to expand opportunities for senior
housing in the CG-l district, where supportive services such as retail shopping, medical
offices and public transit are typically located. Subject to review of a Conditional Use
Permit application to avoid incompatible land uses or unsuitable sites, development of
senior housing in the CG-l land use district would be convenient for senior residents.
Therefore, the proposed amendment would not be detrimental to the public interest,
health, safety, convenience or welfare.
FINDINGS - CONDITIONAL USE PERMIT
1.
The proposed use is conditionally permitted within. and would not impair the integrity
and character of the subject land use district, and it complies with all of the applicable
provisions of the Development Code.
A Development Code Amendment is proposed and required to permit the proposed use
within the CG-lland use district. Senior housing projects are typically self-contained and
quiet, and they generate very little traffic or parking demand. Such housing development
would not impair the integrity or character of the CG-l, Commercial General land use
district, subject to Conditional Use Permit review process. The proposed project complies
with the applicable provisions of the Development Code and General Plan as shown in
Table "A" of the Staff Report.
1.
The proposed development is consistent with the General Plan.
General Plan Goal 3.1 states: "Facilitate the development ofa variety of types of housing
to meet the needs of all income levels in the City of San Bernardino".
General Plan Goal 3.3 states: "Assist in the development of adequate housing to meet the
needs ofIow and moderate-income households".
General Plan Policy 3.1.3 states: "Encourage the development of senior housing in all
areas of the City, especially the downtown, where the permissible... ... ".
The proposed facility will create an affordable senior living environment similar to other
projects that have already been developed by TELACU in other areas of the City and
rented out 100"10.
3.
The approval of the Conditional Use Permit for the proposed use is in compliance with
the requirements of the California Environmental Quality Act and Section 19.20.030(6)
of the Development Code.
Approval of the proposed Conditional Use Permit would comply with the California
Environmental Quality Act, subject to adoption of the proposed Mitigated Negative
Declaration and Mitigation MonitoringIReporting Program (MMIRP). lmplementation of
the recommended mitigation measures will ensure compliance with the requirements of
-
"
la"
i:k"
,i.
OCA No. 084J/
CUP No. 08-28
Febnuuy J 8. 2009
Page 6
the California Environmental Quality Act and Development Code Section 19.20.030 (6)
pertaining to environmental resources and constraints.
4.
There are no potentially significant negative impacts upon environmental quality and
natural resources that could not be properly mitigated and monitored.
As noted in Finding No.3, this project complies with the CEQA requirements and
Development Code Section 19.20.030 (6). The Initial Study prepared for the project did
not identify any potentially significant impacts that could not be mitigated. No significant
harmful effects on the quality of the environment or on natural resources will be caused
by this project. There are no unique or sensitive features of the site, which can also be
served by all required utilities and public services.
s.
The location, size, design, and operating characteristics of the proposed use are
compatible with the existing and fUture land uses within the general area in which the
proposed use is to be located and not create significant noise, traffic or other conditions
or situations that may be objectionable or detrimental to other permitted uses in the
vicinity or adverse to the public interest, health, safety, convenience, or welfare of the
City.
TELACU Housing proposes to construct a 3-story, senior housing complex in the CG-l,
Commercial General land use district. The proposed project complies with general,
development standards as defined in Table "A" of the Staff Report.
The project will not create significant noise, traffic, or other conditions or situations that
may be objectionable or detrimental to other permitted uses in the vicinity or adverse to
the public interest, health, safety, convenience or welfare of the City. The design and
character of the proposed development will enhance the existing conditions in the area.
The proposed facility will be compatible with the multi-family residential buildings
developed in the area and consistent with all provisions of the Chapter 19.06,
Commercial General Districts.
6. The subject site is physically suitable for the type and density/intensity of use being
proposed
7.
The site is physically suitable for the type and density/intensity of the project being
proposed as evidenced by project compliance with all applicable Development Code
Standards as noted in Table "A". There are no physical constraints that would limit
development of the site as proposed.
There are adequate provisions for public access, water. sanitation, and public utilities
and services to ensure that the proposed use would not be detrimental to public health
and safety.
All agencies responsible for reviewing access and providing water, sanitation and other
public services have had the opportunity to review the proposal, and none indicated
inability to serve the project site. The proposal will not be detrimental to the public health
and safety in that all applicable Codes will apply to the construction and operation!
management of this project.
-
.
a
iV
DCA No. 08..()J
CUP No. 08-28
Februmy 18. 2009
Page 7
CONCLUSION
The proposal satisfies all Findings of Fact required for approval of Development Code
Amendment No. 08-01 and Conditional Use Permit No. 08-28.
RECOMMENDATION
Staff recommends that the Planning Commission recommend that the Mayor and Common
Council independently review, analyze and exercise judgment in their consideration of the Initial
Study and in making a determination, and that they:
1. Adopt the Mitigated Negative Declaration and Mitigation Monitoring/Reporting Program
(Attachments F & G),
2. Approve Development Code Amendment No. 08-01 based upon the Findings of Fact
contained in this Staff Report, and;
3. Approve Conditional Use Permit No. 08-28 based upon the Findings of Fact contained in
this Staff Report and subject to the Conditions of Approval (Attachment D) and Standard
Requirements (Attachment E).
Respectfully Submitted,
~ (). i?~
Valerie C. Ross
Director of th velopment Service Department
Aron Liang
Senior Planner
Attachment A
Attachment B
Attachment C
Attachment D
Attachment E
Attachment F
Attachment G
Attachment H
Location Map
Site Plan/Floor PlansfElevations
Proposed Amendment to Chapter 19.06, Commercial Districts
Conditions of Approval
Standard Requirements
Initial Study
Mitigation Monitoring/Reporting Program
Parking Analysis/Study
-
.
.'
-,,:;"
:..:'"",
-.~~
ATTACHMENT A
CITY OF SAN BERNARDINO
LOCATION MAP
PLANNING DIVISION
HEARING DATE: 0211812009
PROJECT: CUP 08-28 & DCA 08-01
NORTH
.,.
IO~Q
10
!0
it]
EDJ:. \,~,
, . ,
, I : R8!
j 'RI,. "
; ,,"
: ~.
..
. "I
I
i I
! !
, ,
;-----1
I I'
i
, ,
.
i!
l:
i
. .
..
I,
i '
! !
I
I
Ill..-
!
\
: !
, I
! I
w
0.1ll10lM 0.03 Miles
"
I
_I
I
.
it.'
x",
";'f
ATTACHMENTB
...._...~-.
-....-
....---
-~..-
~
\Qi
1-...
yMlO:tnY.)'ONlCRf'fffif3BNYS !_
'VHJIG:J.oNVlH~ I'
ONSnCIH-.aHlS _
^I ONIO~Nl:l3a NYS - n:l'iT:l.L i ~~
...:: ~.~'(ll
-=1 --I
- NY1d31JS'
I
I:
,"L~~
-.
:JIll 'SD3J.IH:l~V Vl.3nNVll",
,
, , !
~---~ ,:h , ,
~ .f ~l !liNxl!:':j,SHns ZlIIH:JPNB~1V
! I: ; !~53~tMO r~- W1t.o,o
hi -i'~'"
'II I " ~;, ,-r-l"
I: ~Ii I I '. II ! __ _ I ~
M ...__n L
"\ l~
-
til" ,':;
'E, I ' al ' "
", ' '.".' .'
Z' ' ~'.' .
'li' , ~~-, ,
:~:~: Sr:!~~~i
'''I'-:1~bl
: i' ffiilli
,
'!,.
.
/"
:,~=-~., .
",'!V-;;;::.::-:::--,~~
~?'I-'-:;:::'--"--- -,-
. . .--.--- '
.
=;
'rlf ' !' ,,; , ..::::>,.." ' II
111"~ I!I
I' H;Oi ::fr;"
. I -J:/II -- J
I " "<j ;,~ 1'1
-.. ~-"
..' ,,/:!, /,
. ~.....,
~. <. t::::J I
: III "~;J "
r mr ""/. ' II
'... ~'// ,
.~ ~-"
,.'
...-.-... ::
----;
. , '!!'
I:
i:
~.;-
I'" ,.,i ':
,,'if ~I, i,
"I' ,I i
: I' 1'::,10,
'!i'\ ,
I:,' i, I 1. "
, iJ ' lit' Iii' :
'il: \),1 ,l~"ji~' I:
I III hi, ,.,"
I ~I! I 1~1'o- ~ '
I' I"
!:
! !:
\ :
"
Ii
!
, ..
f i
~ ;
': !
II
I
, -%
,
,
i
.'
.:~
Ii
-u-
~,
z
5
0..
W
....
u;:
il!
..
:LI/' ..
IiI I,:
1)\11
',' ~
" I
" ,
I~ i
,
!
I"
-,-
!llIl
-'""IT'
. : ; ;i ~ i ! j : i
, ;:,=:;;Jj
"
!U iiii
,,;!'I
, ,Ii ~;~:
~ill
,~-
~/
o I
. "
. r
I
./
/
. / '
, .
~
I
::\l !
;;
, :;
;~ I-
I
1
, ,
I I I
Ii .
.!i!joJ, " ii .IJ I
~~i lIit,lji ~i liihil:m
11'''11'' 11,"'1""'"
! H;II!i .!I"tlhlllt
""'-1-1' " ".111",
HI iiir!lf h flliil,'!11
"1 J.I'j i ,,!.I';' I:
'Ii~ 'i!~~i. !'I'IHil.hll
;. !'I,J" i i.',..
'Il!ll;;.! '1,1,lltl'!'I,
;, II! IUIII! II j'lhijlli!1
. :iill'illll :lilhll!IMIl
:: !i.I! 1',U" IIi 11j;I',IUI,
o 'll'"J un I. II :I"i,-.fj
'f.. i- l'liil i-f !tl'li ,.
~ Ji ilJ hh.:li kih liiliil.:JI
~i
, ! I I
!O
,I I
i l'
~i , i I
i ! ! I
! ,,, ,
" , :1 I
i; i
., 11
I '1 1
; : 1
I) - LJ LJ 1
,-- ,
EEl
.
,
.
j
.
;;.~
ili
~:~i
! ..~...
," :; ~~~
if: ; ~~
'..',,' : ",,,,
i ~~
~.j, '" !Ol
i ~~~ i
i-:; .i ;;;.
I i Iii W ii
I' .J I.....
,'"' 'I'"
~ !s;! ::':.. ~~
---
'---__._M__--
I
I
(
~
".~.
H~;
:;r
I!~i~
.
,
~i ! ·
"d I H
n;'nh
------
j i
l'Ill'lll' .
jm
m~
.
.
'.
I
II
i I
! :
! :-:1
....'-'.......
~~.~-
.....-....-,-.....
...............-
...-..-
..
~NI'S.L:l31IH~~V V^3nNVlll^
....
i;'
i !~ 1
i:"'
I'
II
" ..
I!
:11
,.'
I!I
~.-.-
Ii"'
::!:
:,.,
. ij
,,'
,.
I i ~ I
,.r
ii;..
i'
,
I....
"
1'1;
.1
Iii
I ,~:
: :~:
Ii
.
L w
,
~.~
p~...~...-'~'
I~--' I~
n 7 . 7 ,il .
~::R; ..00 -
'~~IH_ -. '=-f ~
1 . ~~ 'i~w' li- .
--;!1---\ ~~. !~~ ;
~ 1 - --~
'lJ~~'" :
j 'uo; M'
. ,"'..
, .~.
.
:1"'
!:
I'"
, I:
~,''''O
Q
WNHO:trTV::l'ONQlVNH3BNVS
1Yl:UN3::l.oNYlHOIH
!lfCfDtlllO_
AI ONIOM'cfM::l38 N'f'S. n:lV13J. A~
I
. ,-~ !
,
[ ~I
L!
[ II
-.
';;:.:l~ i
iHi
>
E
._:1
lji
~..
:0:""
_ C'"
pi\
i 't- ;::
z
::s!
c....
;
1-:
-,
Zo
:=!"
-'
<5
CL:
~
Cl
w
C)
0::'
::S'
z'
w
...
~.z,,-!
__I
NW"W :
""""'.......
~
:~
"
~
1 I
i
, !
"I-~;~
0-, ' , - 7lI ;
I .t . .." t I
I~f- : Yi'~r~ C
[~ ,~,~~
~,L'~ !
! .' .trV I~
I . Lh. I
r~ CHJ ~,~~
_.lf~L'.u '
~~trV' I~
I ~ _-!~I!!!~' I
,- ....; ~~ i; ~ ~_'_~ -;~. ,~,
r~ ~ ,L.::L 1 1 -:i!;~.'.. - ,T1
--- - --1- --::. -~-- ~-=:-t!-:-~-"::- - :~-~-.::--- _- ---
I .t;WJ . !;;~ J-.~,~p "~~- -.:..J
r;"'"] _" L.-.- - ~ -I- - ,
. ~ ~ ~if:! -' "ii~! . '~![ ~ I
L~:~~; i.... i-. '- . -I., .
I 't.!1Jjf : ,=,
j~' I
r~ '"': ~~!'
~ i
~~Hl"
I i~ .
,
::1;- ,..-:..I :1
'J!~ 'I i
~'-'!:~'
::.::( i;
, ': :~
- "'C.:.
'! : on .. Ii;
-~.~:!::
-~'u ~ I' ;'1:
--. ~' ,: ,:
. ~I'I
, 'II.;,
c-+'
$;
5
Q,
II:
o
9
...
l-
ll!
iL
,
,
<
- ~1'::1J~
-Jrr ::
I-
j :'-T~ ~
~!~ 1i '.1 I ffil
;:::!~ HI II. C)
~I 01 ' ~
~~~~: ::;! ~
" " Cl
illi~
~iIJl~i
! Z~
w
~i"""
~: ' - -----=.:....-
;:. ~1 I
,J ;
~
I, ~
I=! Ii ~
111 ~..'"
......
-.-
I
-,I
I,
i'
c_
, I
-
I'
.)-::1 I
-- ..
-.
--""~""
_..~-
",,"'---
....--......
~.
Q:
'-'
VN!:fO~nY:) 'ONImlWN~ NYS _
l'A:lJ.N3:JA:JNVlHf)IH
tlNSrDH"ClNIS . _
AI ONIC~N~3B NVS' n:lV13~ ,~~
~NI 'S.L:l3llH:l~V V^3nNV111^
I.,
Ii
1'1
!;,
Ii
!I!
:.:!
I';!
:,,!
::;:
i i ~
,I;
"I
i!
I,
ii.
,
i j~1
I,..
ill
'.,-
,"
I,
1,1
ii
!i
,;,
Iii
'ii
"
!i
;i
Ii:
i:
; .:
I;;;
:"
ii
I+-
..I
'.1
,+-
~ ;
..
r
l
r'\
k~-
[
,
,....-.
- ~.~,,-!
..:1 NYW';;;';"i
ONO:BSi
I ;
I j
I i
j ,
;;,
~
...
~
o
...
LL
Q
~
U
w
rn
z
c(
..-+1 ~
L'ml"ll, I-
~~".'IZ
~, .-Ii 1.1, =>
~~' rqll ~
~ IU
I. a::
';I~
!I c
.,
'W
I" "
~i
Z
w
il-C
~~
~
ii
:ii
.
,
i
I
I
I.
I
1
I
I
I
I
I
I
I
I
a
'tV
_.J~
...;... "" ~
,....,..~ ...
...._-~
...............-
:JNI 'S.L:l311H:l~V V^3nNV111^
~'
QI
.+---_.
----
.
~ ~
i
I
~
-WNij02nv:J 'ONrmrn.aae NVS :::-.. ,. .,:.::'
'~:l.oN""Hf)IH
~t'Dt~;i_
AI ONla~NCl38 N'IfS - 1"0""3.1 '
[ !
~
[ ~
~
t'ZV-l
--I
NY1d
"""'"-
~ ,
~ ;
I -
H
i '
~~
z
:3
lL
a::
o
o
..I
....
Q
a::
i:
...
:z:
:5
- ,- c..
I ..._, t-
~I_~ :i,~
.~Jili~
, ,I. c..
~= ,,'" !::,~
~: ~ ~wi;!i~:
:-1 I~~
I :z:
W
i
"
;;
'.
! I
II
, ,
II
! I
II
II
, '
-
, '
c.
~.
'~
I
t-----~
.......-
.-.:::... ..
i
I I
I I
i
1'1
I'
................
.--...-
"...~_...s
...ji;....,....
.~N1 'Sl:J3lIH~~Y Y^3nNY111^
(-'. ,~
.;
e
VIN~O~nv:l 'ONICJYYNV3B NYS
1WlN3:1.(]NY1H!)IH
OfIIf'ClHwoNii I -
Al ONtO~N~ N'YS' n::lV"13J. :. ~
...,,4'<
t't,,- !
NY1d :K)O}4:
-,
-- ,
-..
-..
-
A
A
~,~;
v
A
~
lI.
~
~
I
j
I,
i I
8
~~
L[
. '
,. ~"~
. .
"-----.(" ,
~L,'.__________..
---.......--... ."~~ ~
~ '
--
I
------~~'o';,~
V
~
I
t
I
...J
I
L
. Ch,
e. ,~
~; ;~
f
A
~, .~ -
i
V I
.
,~
-
,
~; ;-)
t~1
.,
i ~
"
,
~,i
~; ;~
A
~
;,:;.,
~, .,~
A
!
--'
~
,~
V
v
-.-
V
I~
.1 ! ~ ,,~-~"i.
. __~.c:wJ:JN1 'SJ.:)31IH~ijHA3fl;i;^
I I----~----'--- .--- "~
Ii
II :Bi88
\iii :a-,!f
.
.
'j"
t',
H'
udO
i.\
'",
,f:,
,
,
0 O"T'T"
I
,
,
u
:j
\~
jA
.as 8
':-81 B 8
~E3,
J:/I
J:),
J3:
,f:
::;
"" ,
';,,:__...1
~
YNHO~rwo 'ONICRrt'N~ NYS
'~lN3:J,(]NY1HDIH
CNlROHMa_ i _
At ONIO~M::I3B MfS ... noV13J. ;. ~
i 'i
,H ~,
..~ t i
, J~ ,!~: i
i ' l' J% j:t ~
'I~' !~.tlii~!
-:, il!~~!i:~
'il ' :n<~~,~:!~~
!. ::!;,1~!i~!!
~!rrlii'f;~~
, , !~=~~:::U:
i'j;.!" ,
: ~ :i;is~u~~!,
':1,', 1 '
: :i-i _;.._:. :::...~"
" 0 DO
8,8!~
'.3IBJ
',1':3 B al
:.c
I :;:l Ell at
-- J :
~ ,...,
--
"
0 0
\
~.tV-1
-I --I
SNOU.YM'B~
HOllB1Jl3 '
I
_:
'-1
,
i!
"
I'
, ,
I
iii ]:a
J3iS
"'~r-
...,...d..
\
,
,
/i
"
,
,
,. il
, i
,-'1<
""......1
,
I
-I
-
it
-> '
'", '
.~
-
..._~.~ -..
_to._.
,~,.--.... .--.-...,
.,..,-~,."..
~
o
;/~
".{~_;i)
1\\1J i
,~ I
-
elUKljIt:l t Ul U
~^\fjeIllH'JPuepueI4D'H
PJeuJO:llse31W1OS :
~NISnOH ~OIN'3S ::~'-.
1\1 ONIOWN~3S NVS nOYl:U I
"'."
..."'11
';~=.~i.:~-Ci~j'V ',;,',3'~~~';~I;t"
-
"'''
~,~ -..-
_ ' I--':~~)~' h ,"." ~.
.. ' ,,-". )--"' ~~ ~,.
:__:;-- ~-:~.....<};- -: _.1; _;1:
,~Jt:::J_ ",,] h./.~
t:::)+-:-_, -', I'--"
- C:1".-q ,.
, '-:~~;Ji}~' ''!II:
. ,.~ ~.
... -.-i'.....~_
-_\,:, '--',' "
,
2~
.
"
"
,.
-=--~~~:;;;. ,.
"
"
;~
!.
.,
~.'.
~'Zl
-
1M.
!)MlW'WIIlU.
-.
--.
-'
,~-'
,---,.
;iU
'I!!!:'%
.----'
,
----
/ --<
---'
........---
.____1
~~.....- --.......,
3J1'~""'J8IOIl.
iLl:
<"
, ::~ I
. u I
I~!
c.}
...:!
i:
i~
;.
"
to
~..
.......-. --
,..-~
,
"
~.-
\-
':'-"; "
~
~:;, ,; ,
.,
- "'
~ ~~ ~;
~!ili~; !;~
"'d'~'
=~o~iH~
~l~~'''i
""'izb~a..,
~~d~..~llI
:2~M5~ :l
~~~~~~~~
,o~.'.^o
~~~g~!!i~
"
~
.'
fi
.,.....",:
- j
...-;-.i....-;.......
..' 'f'
,='
:,.
I'
i
I,
I
i
"
i!
;H
Hi
n.
.~
i
,
i I
o
.,
"
;~
IH
/1
"
"
r!!
'"
!II
m
~1.
--'-'
o
'-.
--.-
--
~.
~.
"
lIn_V 1VlIUG:l
"
Ii
..
.
!'I
..
ATTACHMENT C
CHAPTER 19.06
COMMERCIAL DISTRICTS
Section 19.06.020, Table 06.01 (G) (7) will be modified as follows:
e
-
-
~
ro.l
~
j;J
Q
ro.l
!:
~
ro.l
ll.
'"'
o
...
~
..
..l
~
...
u
;J
...
~
..
Q
..l
-<
..
~
ro.l
~
~
o
u
.
-
<:0
~
ro.l
..l
ell
-<
...
~
ro.l
~
j;J
Q
ro.l
!:
~
[f
>-
..l
~
Z
o
..
...
..
Q
Z
o
U
Q
Z
-<
Q
ro.l
!:
~
ro.l
ll.
...
Z
ro.l
~
ll.
o
..l
ro.l
>
ro.l
Q
Q
ro.l
!:
~
ro.l
ll.
<:0
N
<:0
~
='
-
.~
ll.
-
C
u
e
Q,
o
;:;
>
u
o
<U
.s
-
u
u
:E'
:s
'"
"'"
e.
~
'0
u
.~
u
e.
~
..c
u
:.c
~
2l
u
'C
-
'"
'5
00
C
'S
o
N
OJ
'g
u
e
e
o
u
u
..s
.5
'"
u
'"
::>
~
e
'I:
c..,..:..:..,
uU
"'~
0_
..c .-
:;; E
- u
fie.
'" u
u '"
...::>
ir-
... <U
_ C
.~ 0
-'''::
00'-
COO
._ C
~8
= <U
<E ...
o
u ~
..co
E-~
rI.l
u....
U
rI.l
u-
U
=
U
lIl:....
U
lIl:M
U
lIl:....
U
lIl:_
U
1.:Ie..
t.l~
I.:IM
U
1.:1....
U
1.:1'"
u-
-I
0....
U
0_
u.
z
U
o
o
o
o
o
o
o
o
o
o
o
o
o
>-
,..
:>
6
<
\Ol
rI.l
::l
o
:z
j
oJ
> ..
rn'i'" 5
8 = 0 '_
.-.13 :a .. a
t ';:1 .$ '0 8
Cf.l-atnfu
rJClSj.8~
s~tUe~
-"'0 !! ..
OU E-
- II 2 .. ..
....c 0 ll':!
S::l'.c..cu
.;;; l!l U ~ e
(I) = e ... Q.
~8=o...co
e ..a C; "'O'u =
~ (Ii '5 .!:! oS '5
-g:EQQgr;~
.. 5 l! -g .g 'Co
~ rJ ~ 8 5 Ii
E]1!e~~
t; ~ '" tU 0 U
~:a !! B r5 Ji
E!.- = '""" "'0
o.!!12J1
Uu._c.t:
..:
.!i U)
.. ..
c,-
e ~o
.r :I ..
t:tlJ12
.. ..
c, ._
.. ~ ..
~u.c
eS,g
c."'O .2
..c .. U
U .. '"
.- en .-
..c. on
~ >.2
Itn =:::=
- >
tl]"'.r.=..
en S ~ CO
::l .. .~
"O.~ ~ ~ 0
~:c~"'O=
-5..e.s!
~ tl.!o!..!l..
u-~.!!i3
> .i! ".so .
.- u cflI " 0
'li~-g~';
E !! elI.,g .!:!
~ g.!! ~'e
<u:lo:.:
a:i
000 UUIIO
o
UO
U
OOU UUUUO
OOU bo uo
u
IU
COI
UO
000 U U
01
U
00 U UO
OOU UU UO
OOU UU UO
U
U
o
I I
..
>
.c
o
-g
..
..
2 .5
on 0 00
5 '.c c_
._ CIS tlJ ~ ~
C;="o -
=5-l!!". ~
520;:> --
;s-~~~ MJ
'C;:€1!~;;j l5 E
:Z~Cl""... _cii.. ~..
I I :" C U
W W CO CIS 2 Ill!!
.!!.!! u COr- .S:! c:::: c
~ ~ ":' .S "0 -5 .g 'f;;
l! l! l.~ lq > bi 3
~...CO~Q..> COlI"i u u
--... ~"."u-
g g g.5 .;:> ~';;::a
= = ~ e ;; ~ u
<<<,..uu_cll>
....:t'.i,.,.; .vi..or'oe
-
..
1
on
..
'i
)
oS
.~
~ ~
- .-
- -
- U
:! a
~.C'
=- 8
U .5
::1:,8
~~
o 61
'" >.
::: ~
... on
N OJ:!
"'oS"
- .. on
l::o..!!
M on U
",,,,,;a
- ....
- .. >
;:)'131
::I:d:::l
N ~
1-
-
.a.......
'.
g",
(I.l
1ol1:.:I....
f!S1;.I
= 1:.:1....
1ol1;.I:::
!:
~ 8""
Iol
ll.o 0_
~I;.I
o
!-z
(I.l1;.I
-
..l
(I.l
t
ii!
!-
(I.l
-
=
..l
-<
-
~
Iol
~
~
o
u
.
-
Q
\45
Q
Iol
..l
=
-<
!-
'"
1;.1....
1;.1
'"
1;.1-
1;.1
U
=
1;.1
1;.1
llli~
1;.1
llli",
1;.1
U
llli....
1;.1
U
U :uu
llli_
1;.1
1:.:1""
tJ~
U
1;.1
U UUUI
UU
: I
>-
f-o
:>
8
<
~
'"
=>
Q
Z
j
u
:c
ci cau
='5l:t05
;.a 0..2 ..
:;-5-;.9
.8 'li '0 il
u ... Ct.I ''$
og o.!:! c:
:J '> oS 90=
.- e.- = - '(ij' u
;Sc...!.=~ o~
~-5QOt.I.1U ='fI)
....=.5 . :; '" u
o - 00 V,I _ - .-
en ~ "0 ._22 ~:=:
=> .. 0 .- - i! 'u
"0 i5 :.. ] .g .g !. tf
.~ J .A! ~ ..2 'c = 00
..;: ~ i! ~ e ~ ._..e:
.- y 3 .- :I CillO
c:iSc!!"O II) orJ:l1;i S)!
.- :I" u.!l :c " - ..:s
" rl 1l.ll .~ ...!l 0 .rl 8 '0
.::i - co = .- c: .~ ~ ... = to)
.~ 51"!;! ~ Oil '2 !l 'il ~ .l:l -g
..oo:aucca-- 00,2
!!e: ",.-oeo>.5..
1 E! or:;' .g ~ = '- :: = rn ~
8uR.!!cS"':NM;:"'...o
u
QIQ
QUQ
Q
Q
U
QUQu
QUQ
QUQ
QUQU
-
!;:!
....
-
....
oc
~
1;.1
:IE
QUQU
QUQU
QUQU
,:,
c
o
::
.
-
'0
e:
..
~
.~
'3
.~
o
:c
"
u
u
!
.8
~
u
>
<
u
g
..
u
u
CI.
CI.
e::
.9
"
u
u
..
l'
-g
..
Q
,..l,
...
o
-5
~
Q Q
Q Q
Q Q
....
~
'"
....
-g .:.;
cE rl ~
.. .
il 'S .g ..
~ u" 0
frau ;
... u.5 r.I.:l
c....c: rn i
~ ~:~ ~
~ ....~"Us Ct.I
.eeu c.. !Il;
:!:2 5: 00] Ct.I]~
C fit: c: !I.5 CI.) ~ f- b
~ en.2 "0 i"$o "5 C Q .:=
..a - -;: ._:s > ...
II) = ~ C\t = ~ 0 'C Q
;:!!so;;.s-g..JQ-5
~.l! l!!:C u .. "E! 0 .-
1;;JJof-5~&!Z~
~,.C1 U ;;J> 0 C Ii! I I
:I~o_u ss
.5 r.: Ja =; "0 = i = =
..w _ Ct.I '- lU lU - CO I'll
.=.!! u.. 0 .-~ fa u 3 3
c u .... u ~ .. ..
...(;O.!:!:....;.:-;oiif;;
.5 ~ ~ 2' 8 ~ z ~ ~
. o.CI = u
r.:.1USr.:.J;"':r-iI'f"i.
Q
~
.
.
"t'
"..
':/
ell
U....
U
ell
U-
U
=
U
1lI:..,.
U
1lI:...,
U
1lI:....
U
1lI:_
U
,,0.
t.J~
"...,
U
'r:/)
roil
r:/)
;J
Q
roil
~
i
roil
=-
f;I;,
o
E-Z
r:/)U
...
..l
r:/)
E-
~
Ci!
1;;
...
Q
..l
-<
...
~
=:
roil
::!:
::!:
o
~
8....
,,'"
u:::
0....
U
0_
U
.
-
=>
,.,;
=>
roil
..l
III
-<
E-
>-
..
;;
6
<
<<l
'"
:l
Q
:z
:s
..!! "
-o'i-5
,,~ .
"'0 oS
8=."
C .. "
,,'- .;;
"0 Cl C
.... ~ .-
>,,-
Cl- -
- e. Cl
Q,cC
..c: ""
'" " -
.- (.IJ co
..c: _
~ . '"
U)~..Q
'5 .a u
!!!l!J]
.a-",
'" .. c
.- = .-
:c 5l '"
8: S .....S:!
.- '" K....
~ ~ co'~
U -(I -
(I.l .... '- CJ ..
~o.OG
;; !! .. " c
c e 8 !fd'ji
5 Cl'E1UI
o.ull..\!..s
:I:
00000
00
o
o
0000
00000
0000
00000
00000
00000
00000
0000
0000
00000
'"
Cl
;;;
'" a
..8'''' "
r:n~ cni:
.. .<:> II
~:;~ ":<o!.
U..
.!:!~
~8 rl:g :l
~~~-=e
i~~ii
.... i:'"..
CllOO:C...
.....:l"'.ir'i.vi
'"
"
Ml-
'0 :l i5
.2~~
~ ~ '5
e'~ .<:>.
=e-l!
lie..:
..c: Cl '"
'" '" c
.... u'-
..c:..c:'"
1:1: - .!:!
TIl >..-:=
-.<:>>
c .-
]] ~.~
.!Q rJ ~ ~Cl
]:C~~=
~!~.f!~
~ "" "
- "<S
.! !!:c .
8l!~~S
_~"Cl"O
._ .. _ II
~o~~.~
or:: U OIl 0;':
...:
1000
10
000
U
000
000
U
U
0000
OU
000
U
01
0000
UIUO
000
000
UO
OU
00
000
UO
000
UOOOO
000
UU
UOU
UOOOO
UOU
000
U
UQOOO uuouou 000
UOOOO uuouou 000
00
00
00
01
00
UOOOO
o
o
U
U
~
~15 =
~>. ~-
~ 1- "i ~
t) .. 5 c;
0.0 '"
Jls!/l <S-
l: '" ~_ ~
Oll.g Ben.!:! _ ...
c__= cn- ~
;;;O:S~C'lI i ~~ -<
.a u::E.... O"'rn-
u.c~c en -;;;u=O
.5 .; :z'"2 "0 ~..., :g, e e
-;;>0 lI.l c: "'-0'1 c.. C. fIJ
U ::1"'0 CfJ co t.l 0 =' .- u
lJ .ra c c 8: = n ~ - tI) So l5
- s'1!e"c e ;;-uc~~
~ ..8..2,,58 c. tl)O~-8u)!
u CIJ U >"E - U) .. !.! -g - :; .... 0
!! ~!S~ [c3'~ ~~:g 5.e~~i,-
,is .s S2 _ = ..: IX l'I'J - .: ::e 0 II) u J! ~
II CIJ ... e - ~ ... .. ."II!!:; u.o "'S 'C ";
> OIl !o! "II 0 o.!! .J, ::: ..c: ..c: ~ 8 .-
c2>cC O'""Oc'<:>OIICl ",i!
o ..5! u 0 =' '"C .i" u.... 0 'u u r.- c.
Uo...o:c....s...::!1::!1::!1:z;;:zO'"
.....:N~~vi
. . . .0"';
IoOf'OOCl--
NM~
- --
.
~.
:a
'.
fI.l
[;oJ ""I
fI.l[.l
;l
Q ".,.,
[;oJ [.I::::
~
~ 8"1
[;oJ
ll. 0_
",[.I
o
!-<z
fI.l[.l
-
..l
fI.l
tJ
C2
!-<
fI.l
-
Q
..l
<(
-
~
[;oJ
~
~
o
u
-
=>
Il:i
=>
[;oJ
..l
=
<(
!-<
'"
[.IN
[.I
QQQ
Q
QQ
QU
'"
[.1-
[.I
QQQ
Q
QQ
Q
=
[.I
QQ
QQ
QUQ
QQQ
ClI:....
[.I
ClI:...,
[.I
Q
QQQ
Q
Q
ClI:N
[.I
QQ
Q
QQQ
IQ
ClI:_
[.I
.~
.Q
Q
Q
Q
,,""
,,'"
....;or
Q
Q
QQQ
Q
"...,
[.I
Q
Q
i'O I
X
....
0-
8cu
:g
'"
"QU
.2
il
'"
-SQ
.~
"
"
J~ 0
l'
o
"Q
.5
Q
QQQ
Q
Q
QQQ
Q
Q
Q
Q
Q
Q
Q
~
>-
l-
S;
~
Ul
'"
::>
Q
:z
<
..J
,s..!!,s
cil .. ] ~
.!!o~.s c =
~f]~] "E ~ 0
~-~~.~ ~ ~~ ~ ~~
_ co "'0 0 C II) _ = ._ c
,,'c 0.- 1.0,," =0 '0 .-
-.. ... II) - _ >- co = "0
o ~ Q..,.!:! '0 c" -; u ;;
~ "0 '0 e- = a v .~ ~ > 0
-fj.5 c to ~ u 'E"B g ~ ::
:.c .5 !! ,~ ~ U r~ ~ "'0_=.., ... m In
:&: ~ co ..... =' t: "'~ ..::; .....!:, t: u
:l=;].!!"': ~ ~ ]c' i.3 ,:q~
~J:~j J.__lio ~~ '~iJil)
_~..,~~~ _ S,,~ u_.-.-.-u
.!~l~"O'- ~g~ u~ ~.5~~t:~
o~ _u.., S'cll) _ ...IooCOCOU
"'s ~t.~ lI)t'S~~:~_'-~~~~~
~~~u~~ ~~~~=.~~~t~~~~
s - 0 ~ ".= i!!' ." 8.2 ~ ;; ;; ~ :.a :3 :3 1! OOs
o.S! CIJ ... (,) .. .- a c.. c..... r!i U U Oi: .
u~.~~~co~~co~g';j~~~~~B~
J~II~~laa8~$j~~~~~~'
eo>""1!=
~u.55~~~~~~ ~~ ~~~~~~
....;
QQ
QIQ
Q
QQ
QIQ
Q
Q
QQIQ
Q[.I
Q
I I Q
Q
QI
QI
Q
Q
Q
QIQ
IQ
Q
.~
.Q
Q'QQ
QQ
QQQ
Q
Q
Q
IQ
QQ
Q
QUQ
U
Q
QQ IQUQ
UU
Q
QUU
Q
Q
QUUIQ
Q I I U U Q
:2
<.>
~
'0
..!a l!
C;u l-
x" -
00 IE fr _
-,3 0 ~ .~
..r:: _ u"U IU to
rn c; u CJ - ;:::s
is .- ::;" - 1:
lU~ "'O~rJ~ o~
:5 ~ .~ :; '5 :E "E ~ a.
]E;rn=~~rn ...;,:
~~~~6~i:; 5~~"
IUV,lOO'=IUO~-;&1o
l! "u..J l! :;._~ u_
" .c" '.- U ;; "Q l! 8.
.1:lJ;!:oll.Q >.1:1 <.>_~:=
CtOco..E!Cco"'05g::tu
1l1<t:CUU8QUl"-"-"-X
is . .
O....:r-.irri.vi..o,....:ooo.:2=
~
U
U
U
00
~
....;:::
S<-
t:::M
...,-
.,.,.,.,
-...,
-0
- -
UU
::;::;
.
.
(it
;J.
Lip
en
I.J....
I.J
en
I.J-
I.J
=
I.J
CIC~
I.J
CIC",
I.J
CIC....
I.J
CIC_
I.J
~o.
,,'"
...;;r
~'"
I.J
I;Il
iii;) ~....
I;IlI.J
;;J
Q ~'"
iii;) I.J::::
~
~ 8....
iii;)
i:l. 0_
""I.J
o
""'Z
I;IlI.J
-
..l
I;Il
ti
i:iC
"'"
I;Il
-
Q
..l
-<
~
iii;)
~
~
o
u
.
-
c::>
..c
c::>
iii;)
..l
=
-<
"'"
?:
:>
6
<
\>.l
en
:::>
c
z
<
...J
c
ccc
CCCCo.
I I
U
c
ccc
CCCCo.
I I
U
c
ccc
cccco.UI-
I I
U
I I
c
cc
U
c
I I
CCCCU
cc
Co.
c
CCCCU
cccco.
CU
c
ccccu cc~~o.
Q :O'Q U
CCCCU cccco.
c
ccc
cc
co.
U
U
o I I U
coc
cc
co.
U
Cw I I
U
cccco.
ccc
c
I I
coc
co.
U
cc
c
Co c c U
cc
Co.
I I
c
c'Q C I U
co.
cc
I-
I-
0.
I-
I-
I-
N
I- 0
I- C
I-
I-
I-
I-
I-
I-
e; ~
"g N
-8
'g; 0'
OJ '" ~
'" "!~
"c; -g ~ ~..!
.: co = '" e; Oil
_=~ tIS -... "_5
c;-8c [.L., c~ If.!
.= '(i.j ..sa u e 0 0.0 ';<
5..YUO OOC 'E': .g ~~
"0'" _ uQ en - g
'S~~8 ~ ~o B ~_3 ~
... ";i ''2 S 8 &J i "'g c .g,
~.~<~ 0 "000= e 0 ~
._ ... QO U ~ 0 >..0 "0::1 w
l~CY C cn~~fii=~'U; ~ 1
~~j5 .~ ~~~~~.g~~ ~ ~
~o-"O ... - "0... g;.-_>. en v
o~uU':; II.) ~cnu~b'-~~ ~ ~
0.0 Cu >~~<~ .->~e~ ~
.g~~~"'~ug3",~~lit.~8~ ~
OJ___cCc ~~OJ=~-bg~"-~1-
~.!]"O~j~8.5.5~cnl~].~j~ii~
.I> .5 " :! ... l!! :l "" ~ ~ ~:;:':.I>"':': !' ,. !: c ~
~_~~c-_o~..__o=~s-~~OJW
-~~~u1~ ~~~O~~~_~OO~~~
M~~~~UO~~~~'" =~NM.~~ ~
____Q _____ NNNNNNN N
~
."
OJ
e
.~
o
~
~I
:.i
III
:::>
2
o
~
~
E='
c
c
c
c
c
U
U
~
'"
15
.....
<>
N
<>
='
-
c
.S!
U
OJ
'"
oS
.~
OJ
i:!
.!!
}
o
"
.5
.;
u
..;
.
'i3
~
c
.c
!l
~
'-
o
C!
OJ
C!
~
~
=
...
OJ
oS
c
:s
.~
.:;
s
.
'0
C
..:
-
o
U
~
is
~
.c
"
~
.
OJ
gj
:;
]
.U;
-
.l!
5
~
i!
.
,.;
'"
.5
...
c_
o .-
"
..!! c
18
o >.
=.1>
<-
- ~ N
'1'e e
'" 8: f'I"l t:
U.QM
00 en \Ci It"'i
.5 e Q =
"C'; u_
.2 C"2u
~.:!~"
i:.IJg = ~
'"
UN
U
'"
U-
U
=
U
=..,.
U
=M
U
=N
U
=-
U
"""
U'"
;00
"M
U
rn
[;oil "N
rnu
;;l
~ "'"
~ U;:::;
"'"
"'"
~ 8N
[;oil
~ 0_
f;o"U
o
""'Z
rnU
...
....
rn
"'"
U
;!
"'"
rn
...
~
~
...
~
[;oil
~
o
u
...
=
..c
=
[;oil
....
r;;J
"'"
~
t;
<:
~
'"
~
~
'g"
~~~
!S..Q ..
-! ~ s
0""
-B
" Ol]
"". ""
,: ~ ~.
o lU lU'-
~=-~8
...." "
"J ...
;a " " ..
~~~=
s 4,} . ~
" " ~~.s oS
.g g a -g
cOll C;'O
e.~ 6 '0.8
,,;;:; E j ~
2 ~ u .~
'S "g, .~
= - UJ ......E;
l~ ll~ ; .r
B E'f' "",g
" 0 a' ,,-
~ U Q. Q.~ <S
~
Uc:lU
Uc:lU
UUc:lU
Uc:lU
Uc:lU
Uc:lU
Uc:lU
Uc:lU
Uc:lU
Uc:lU
Uc:lU
IUc:lU
IUc:lU
~
~
]
~
::;
=
g
'.g s
~8~jj
.il .!1!1
l~jj
..... S lU lU
;;1":; g "
'tl :3 .:!.l.:a
<:<::::E:::E
"':NM-.:t
c:l
c:l
c:l
c:l
c:l
c:l
c:l
c:l
c:l
c:l
c:l
c:l
c:l
i
~ ..
.S~
~~
.. :l
5'~
.... 0
" -
;a""
~ ~
23-
~~
~~
s _ .
~ 0 "
" " .~
:3 [!l"
_ u 0 11)
.~ ~.., '"
" E " l:l
.~ 0 ~]
...uil."
..;
Ol
'~El .. ]1 ~
",,::!l 0 .
O"::l S
o ~...." ..
U lU '- 'tl
.~ ~ ~.~
:J ~ S-,:EI
(,) '"d "t:I -
'E -8 B g
" "..!l ~ e
'" g e ..
:e:l:l~~]
o ,: .... -0 .
CI) 0 o......!:l
Ol"'f~~
1IJQ. e.a
'::1"= U
..... U .~ v.I t:"'!
- ;a -' ."
.~ ~ a.~:J
~2ll!U:~
a" !! ~..,
U g Ci '- ~ .,
~~uo 0.0
1Ul ~ ~ ~.~
:a~1="",g
".. "lil-
~r1 ~ _ <S
d
c:ll
Uc:l
UUc:l
IQ
c:l
c:l
I 10
c:lIUUUc:l
c:l c:l U U U Ulc:l
c:l I UUU c:l
c:l c:lUUUUc:l
I I J I
ill
... ""
.~ ~ :e
;; 6h :
8 Ul ~
ij ~'~-IQ
'::I =;;! ~ t
ela. ~al~Oi
~8 cO~.a
~~ ~a ~8
i 'a ' ".~
>.~ - c; = e;
llu.!!l il'''u "
~" B'" ill:; '"
-g rl'~ .~ a.:9 ."a :3
o S lU 0 ;I v.l 0
iiS~==oP!"-l,}j
.....:NM~v1..or-=oci
c:l
c:l
-
Q
-
-
-
-
'0
o
-
-
U
:::E
.~
"
""
"
~
~
1
..,
:a
g
U
..
"
.!:l
50
"
...
;
o
~ ~
t::: 8
MOl
",..,
- "
- "
-""
u';;
:::EP!
~ ~
!)
Section 19.06.030, Table 6.03 will be modified as foJlows:
i"!\
~
)
-
.
-
{/)!!l
~=
<
Q
~:
{/)o
l;.l
[;;:
_U
l;.l
It;!;
{/)U
(/)
t;;;;
Ci!U
"'"
{/)"I
-'"
QU
..;l
<;;;;
Ci!U
"'"
(/)~
~8
Q
[!i",
Q8
~N
~8
-
~
W
:t
:t
06
l;.lU
f'i
=0
"';u
=
Wz
..;lu
=
<
"'"
'"
~ N
::>
><
><
>< ~
~
~
~
~
~
~
'" N
t; _
~
~
~
~
~
~
~ ~ ~
~
. .
.
~
.
. ~ ~
~
~
~
~
~ ~ ~
~
~
~
~ ~
~ ~
~
~
~
.
~
. ~ ~
~
~ ~
~
.
~ ~ ~
~ ~
~ ~
~
.
. ~ .
~
~
~ ~ .
~
~
Ie lOe"lC
~
~
""
r-
oo
g
U
::IE
~
~
'"
00
'"
U
::IE
,.:,
;:
o
~
~ M iI'C IC
~
~
~ ~
~
~
.
~ ~ ~
~
Ie loli lC l'C
~
~
~
~
~ ~ ~
~
~
~ ~ ~
~
~
~
~ ~ ~
.
~
~ ~
lo( II< Ie loC
~
~
~ ~
l< lOC lC II(
~
.
~
<Ill-
'"
88
'"
o
~
u
~
"
~
...
~
o
~
]
.
.
... lot l( lOl
.
. .
II( lC lIC IC
. .
.
~
.
" ..
.
.
~
~
.
"
.
. .
~
~
z
~
'"
-l
~
..
'"
u
~
o
u
<
8
~ u 0 I $
... ..g ~v t,Il Net i=;a
_ ~ ~ clilJl";; S~ ti S N~:e 5 r: 0 ~
g . ! g ii " '" - 0 .- ~ l:::" c." - ~
g .5 ,. .- :;; e j E'i '0 ;: i oii" - ~ u;;;-
u .1 u ~g h8:2~~i .~.~ l!!~d~~;;~ L{ 1 ~oo
It ~~-~~J~~ ~~~.9s~oJ ~~Il~~~~i~~ ~~~II!~~~~
j~ -l~-l~il~~~~ jJ~~lj!II~I:li~"I:IIJ~~~;~;;gi~~
~iJ~~~glll~~~]]]i]l~~~~~H~tilllllgltul~;~l~~!~
<<~<<~ucc_::IE:lE:lE::IE::IE=_u:lE:lEZ_-=",:~~~",~",U",~:lE~::IE~:lE8UUUU
<= uo~~o=~ ~~~~ zo~ ~ ~~~> ~ x > N ~~!~~
.
. .
.
.
.
. . .
-
.
.'
':H.F'
". .
ATIACHMENT D
CONDITIONS OF APPROVAL
DEVELOPMENT CODE AMENDMENT NO. 08-01 &
CONDITIONAL USE PERMIT NO. 08-30
1.
This approval is for the construction of a 90-unit, 3-story senior housing project
on approximately 3.5 acres located at the southeast corner Highland and Central
Avenues in the CG-l, Commercial General land use district.
2.
Within two years of development approval, commencement of construction shall
have occurred or the permit/approval shall become null and void. In addition, if
after commencement of construction, work is discontinued for a period of one
year, then the permit/approval shall become null and void. However, approval of
this application does not authorize commencement of construction. All necessary
permits must be obtained prior to commencement of specified construction
activities included in the Conditions of Approval and Standard Requirements.
Expiration Date: 2 years from the effective date of Development Code
Amendment
3.
The review authority may, upon application being filed 30 days prior to the
expiration date and for good cause, grant a one-time extension not to exceed 12
months. The review authority shall ensure that the project complies with all
current Development Code provisions.
4. In the event this approval is legally challenged, the City will promptly notify the
applicant of any claim, action or proceeding and will cooperate fully in the
defense of this matter. Once notified, the applicant agrees to defend, indemnify
and hold harmless the City of San Bernardino (City), the Economic Development
Agency of the City of San Bernardino (EDA), any departments, agencies,
divisions, boards or commission of either the City or EDA as well as
predecessors, successors, assigns, agents, directors, elected officials, officers,
employees, representatives and attorneys of either the City or EDA from any
claim, action or proceeding against any of the foregoing persons or entities. The
applicant further agrees to reimburse the City of any costs and attorneys' fees
which the City may be required by a court to pay as a result of such action, but
such participation shall not relieve applicant of his or her obligation under this
condition.
The costs, salaries, and expenses of the City Attorney and employees of this
office shall be considered as "attorneys fees" for the purpose of this condition.
As part of the consideration for issuing this permit, this condition shall remain in
effect if this Conditional Use Permit is rescinded or revoked, whether or not at the
request of applicant.
.'
"
.
,a,'
..
5.
DCA 08-01 &
CUP 08-28
02/18/09
Construction shall be in substantial conformance with the plan(s) approved by the
Director, Development Review Committee, Planning Commission or Mayor and
Common Council. Minor modification to the plan(s) shall be subject to approval
by the Director through a minor modification permit process. Any modification
which exceeds 10% of the following allowable measurable design/site
considerations shall require the refiling of the original application and a
subsequent hearing by the appropriate hearing review authority if applicable:
a. On-site circulation and parking, loading and landscaping;
b. Placement and/or height of walls, fences and structures;
c. Reconfiguration of architectural features, including colors, and/or
modification of finished materials that do not alter or compromise the
previously approved theme; and,
d. A reduction in density or intensity of a development project.
6.
No vacant, relocated, altered, repaired or hereafter erected structure shall be
occupied or no change of use of land or structure(s) shall be inaugurated, or no
new business commenced as authorized by this permit until a Certificate of
Occupancy has been issued by the Department. A temporary Certificate of
Occupancy may be issued by the Department subject to the conditions imposed on
the use, provided that a deposit is filed with the Department of Public Works prior
to the issuance of the Certificate, if necessary. The deposit or security shall
guarantee the faithful performance and completion of all terms, conditions and
performance standards imposed on the intended use by this permit.
7. This permit or approval is subject to all the applicable provisions of the
Development Code in effect at the time of approval. This includes Chapter 19.20
_ Property Development Standards, and includes: dust and dirt control during
construction and grading activities; emission control of fumes, vapors, gases and
other forms of air pollution; glare control; exterior lighting design and control;
noise control; odor control; screening; signs, off-street parking and off-street
loading; and, vibration control. Screening and sign regulations compliance is
important considerations to the developer because they will delay the issuance of
a Certificate of Occupancy until they are complied with. Any exterior structural
equipment, or utility transformers, boxes, ducts or meter cabinets shall be
architecturally screened by wall or structural element, blending with the building
design and include landscaping when on the ground.
8. Signs are not approved as a part of this permit. Prior to establishing any new
signs, or replacing existing signs, the applicant shall submit an application, and
receive approval, for a sign permit from the Planning Department.
9.
The residential occupancy shall be limited to single persons over 62 years of age
or married couples of which one spouse is over 60 years of age and shall be
recorded as a restriction on the deed unless otherwise require by HUD.
10.
All lighting fixtures shall be shielded to confine lights within the site only.
DCA 08-01 &
CUP 08-28
02/18/09
11. The applicant shall incorporate the flush mounted air conditioning units into the
design of the building as recommended by Development/Environmental Review
Committee (D/ERC) on September 25, 2008.
12. If the color of the building is to be modified, the revised color scheme shall be
reviewed and approved by the Planning Division prior to painting.
13. Construction-related activities may not occur between the hours of 8 p.m. and 7
a.m. No construction vehicles, equipment, or employees may be delivered to, or
arrive at the construction site before 7 a.m. or leave the site after 8 p.m.
Construction activities may only occur Monday through Saturday.
14. All construction and grading equipment shall be properly maintained. All
vehicles and compressors shall utilize exhaust mufflers and engine enclosure
covers as designed by the manufacturer shall be in place at all times.
15. Construction and ventilation recommendations as stated in the acoustical analysis
from Davy and Associates Inc., dated December 11, 2008, shall be incorporated
as part of the final construction plans/drawings
16. Submittal requirements for permit applications (building, site improvements,
landscaping, etc.) to Building Plan Check and/or Public Works/Engineering shall
include all Conditions of Approval and Standard Requirements issued with the
Planning approval.
17. The applicant shall post a bond in an amount equivalent to the cost of
landscapingincluding landscape installation and one year of maintenance service.
The purpose of the bond is to ensure that all landscaping survives the planting
process and last for a period of at least one-year. The bond will be released no
sooner than one-year after issuance of the Final Certificate of Occupancy and only
after such time as the survival of the landscaping has been verified by City staff.
18. The project shall be subject to all of mitigations contained in the Mitigation
Monitoring and Reporting Program described herein as Attachment "G".
19. No final Certificate of Occupancy shall be issued until all conditions of approval
have been completed.
20. This permit or approval is subject to the attached conditions or requirements of
the following City Departments or Divisions:
a. Plan Check Division
b. Public Works
c. Fire Department
d. Public Services Department
End of Attachment D
-
ATTACHMENT E
CITY OF SAN BERNARDINO
Development Services Department - Public Works Division
Standard Requirements
DescriDtion: A request to modify Section 19.06.020, Table 06.01 (G) (7) of
the Development Code to permit senior/congregate care facilities subject to
approval of a Conditional Use Permit in the CG-1, Commercial General land
use district and construct a 90-unlt, 3-story senior housing project on
approximately 3.5 acres.
ADDlicant: Telacu Housing SB IV, Inc.
APN: 1191-282-01 and 02
Location: Southeast corner of Highland and Central Avenues
Case Number: CUP 08-28 & DCA 08-01
1.
Drainaae and Flood Control
.
a) All necessary drainage and flood control measures shall be subject
to requirements of the City Engineer. The developer's Engineer
shall fumish all necessary data relating to drainage and flood
control.
b) 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.
c) The detention basin shall be designed in accordance with
-Detention Basin Design Criteria for San Bernardino County:
Retention basins are not acceptable.
d)
Comprehensive storm drain Project No. 6-50-04 is master planned
in the vicinity of this project. Therefore, a portion of the storm drain
shall be designed and constructed at the expense of this project.
The City Engineer shall determine the precise scope of the storm
drain design. If the storm drain is located on-site then an easement
to the City of San Bemardino will need to be in place prior to
issuance of permits.
..~
:~
,"'.
-
Proiect: A reDDest to modify Section 19.06.020. Table 06.01IGlI71 of me DevelODment Code to nennit
senior/consrre2ate care facilities subiect to .DOrav.l ofa rnnditional Use Permit in the CO-I. Commercial
General1and use district and construct a 90-unit 3-storv senior bousina oroiect on aODroximatelv 3.5 acres.
Case No. CUP 08-28 & DCA 08-01
Page 2 of9
e) All drainage from the development shall be directed to an approved
public drainage facility. If not feasible, proper drainage facilities
and easements shall be provided to the satisfaction of the City
Engineer.
f) If site drainage is to be outletted into the publiC street, the drainage
shall be conveyed through a parkway culvert constructed in
accordance with City Standard No. 400. Conveyance of site
drainage over the Driveway approaches will not be permitted.
g) A Full-Categorical Water Quality Management Plan (WQMP) is
required for this project. The applicant is directed to the City's web
page at www.sbcitv.ora- Departments - Development Services -
Public Works for templates to use in the preparation of this plan.
h) A Storm Water Pollution Prevention Plan (SWPPP) will be required.
The applicant is directed to the City's web page at www.sbcitV.ora
- Departments - Development Services - Public Works for
templates to use in the preparation of this plan.
The City Engineer, prior to issuance of any permit, shall approve
the WQMP and the SWPPP.
i)
-
j) A "Notice of Intent (NOI)" shall be filed with the State Water Quality
Control Board for construction disturbing 1 acre or more of land
(including the project area, construction yards, storage areas, etc.).
k) The City Engineer, prior to grading plan approval, shall approve an
Erosion Control Plan. The plan shall be designed to control erosion
due to water and wind, including blowing dust, during all phases of
construction, including graded areas which are not proposed to be
immediately built upon.
2. Gradina and LandscaDina
b)
a) The sitelplot/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.
The applicant must post a grading bond prior to issuance of a
grading permit. The amount of the bond is to be determined by the
City Engineer.
.a
'.
s: 1'1. '....'I\,l i 1'( Sta,rJ{":p\lrt~ 2(J()~) hl.I~.I19 C{'P m~.2:-; & IKA O~-lll - lIi~hlundPuh1ic \\\)f'ks.doc
02111:09
.
Proiect: A reouest to modify Section 19.06.020. Table 06.01 1m 17\ of me Deyelonment Code to oennit
senior/conl!fel!llte care facilities subiect to a""royal of a Conditional Use Permit in the CG-I. Commercial
General land use district and consttuct a 9O-unil 3-storv senior hOUSin2 Droiect on a""roximately 3.5 acres.
Case No. CUP 08-28 & DCA 08-01
Page 3 of9
C) If the grading plan indicates export or import, the source of the
import material or the site for the deposition of the export shall. be
noted on the grading plan. Permit numbers shall be noted if the
source or destination is in the City of San Bemardino.
d) If more than 50 cubic yards of earth is to be hauled on City Streets
then a special hauling permit shall be obtained from the City
Engineer. Additional conditions, such as truck route approval,
traffic controls, bonding, covering of loads, street cleaning, etc. may
be required by the City Engineer.
e) 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").
Wheel stops are not permitted by the Development Code, except at
designated accessible parking spaces. Therefore, continuous 6"
high curb shall be used around planter areas and areas where
head in parking is adjacent to walkways. The parking spaces may
be 16.5' deep and may overhang the landscaping or walkway by
2.5'. Overhang into the setback area or into an ADA path of travel
(minimum 4' wide) is not permitted.
f)
-
g) Provide a turnaround for the guest parking lot.
h) Provide a 15' wide access path from the trash room to the parking
lot.
-.
,;
\":,,'
i) Continuous concrete curbing at least 6 inches high and 6 inches
wide shall be provided at least 3 feet from any wall, fence, property
line, walkway, or structure where parking andlor drive aisles are
located adjacent thereto. Curbing may be left out at structure
access points. The space between the curb and wall, fence.
property line, walkway or structure shall be landscaped, except as
allowed by the Development Review Committee.
j) Retaining walls, block walls and all on-site fencing shall be
designed and detailed on the on-site improvement Plan. This work
shall be part of the on-site improvement permit issued by the City
Engineer. All masonry walls shall be constructed of decorative
block with architectural features acceptable to the City Planner.
This project is located in the high wind zone. All walls and fences
shall be designed to withstand 100 mph winds. All construction
k)
...: I'l..\\"'ti PC ~t;l!rR..:p..JI1." 2Ijul)()2J~,09 C11'fJi'-'::-; b:. DC..\ l)X~)' -llighland PUillic \\\Irk!t.doc
02-"' 109
Proiect: A reauestta marlifv Section 19.06.020. Table 06.01 IGl(7) of the Deyelanment Code to DemUt
seniar/COnlll'e2ate care facilities subiectto aDOrayal of a Conditional Use PemUt in the CG-I. Commercial
General land use district and construct a 9O-unit. 3-storv senior housin2 Draiecl on aDOraximalely 3.5 acres.
Case No. CUP 08-28 & DCA 08-01
Page 4 of9
details shall be included on the appropriate plan. Structural
calculations shall be provided for City review.
I) The on-site improvement plan shall include details of on-site
lighting, including:
.
.
m)
n)
0)
p)
q)
;e
. light location,
. type of poles and fixtures,
. foundation design,
. conduit location, material and size, and
. number and size of conductors in each conduit run.
. Photometric plot shall be provided which show that the
proposed on-site lighting design will provide:
. 1 foot-candle of illumination uniformly distributed over the
surface of the parking lot during hours of operation, and
. 0.25 foot-candles security lighting during all other hours.
The design of on-site improvements shall also comply with all
requirements of The California Building Code, Title 24, relating to
accessible parking and accessibility, including retrofitting of existing
building access points for accessibility, if applicable.
An accessible path of travel shall be provided from the public way
to the building entrance. All pathways shall be concrete paved and
shall provide a minimum clear width of 4 feet. Where parking
overhangs the pathway, the minimum paved width shall be 6.5 feet.
Where an accessible path of travel crosses drive aisles, it shall be
delineated by texturedlcolored concrete pavement, unless
otherwise approved by the Development Review Committee.
A Lot Merger is required for this project. The applicant is directed to
the City's web page at www.sbcitv.orQ- Departments -
Development Services - Public Works for submittal requirements.
The project Landscape Plan shall be reviewed and approved by the
City Engineer prior to issuance of a grading permit. Submit 3
copies to the Engineering Division for Checking.
'":>: PI. \\ 'I"'\;li P(' ~la,TR..:p..lrt.. 200-; I,:. i ,0(-'19 ( 1'1'1)>;-'::) &. IX.:..\ ljl<-HI - IIi~hland Puhlic WtlrJ..!l.doc
02i1li09
.
.
,.j
",',
Proiect: A reauest to modify Section 19.06.020. Table 06.01 (m (7) of me DevelonD1ent Code to nermit
senior/coDl!l'e.ate care facilities subiect to aDDroval of a Conditional Use Permit in the CGol Commercial
General land use district and constrUct a 90-unit. 3-storv senior housinll nroiec1 on atmmximatelv 3.5 acres.
Case No. CUP 08-28 & DCA 08-01
PageS of 9
r) Prior to occupancy of any building, the developer shall post a bond
to guarantee the maintenance and survival of project landscaping
for a period of one year.
s) The pUblic right-of-way, between the property line and top of curb
(also known as .parkway") along adjoining streets shall be
landscaped by the developer and maintained in perpetuity by the
property owner. Details of the parkway landscaping shall be
included in the project's on-site landscape plan, unless the parkway
area is included in a Landscape and Lighting Maintenance District,
in which case, a separate landscape plan shall be provided.
t) All electrical transformers located outdoors on the site, shall be
screened from view with a solid wall or landscaping and shall not
be located in any setback/right-of-way area. If the transformer
cannot be screened, it shall be located in an underground vault
unless approved. by the City Engineer pursuant to Section
19.30.110.
An easement and covenant shall be executed on behalf of the City
to allow the City to enter and maintain any required landscaping in
case of owner neglect. Upon request, the Real Property Section
will prepare documents for execution by the property owner. The
documents shall ensure that, if the property owner or subsequent
owner(s) fail to property maintain the landscaping, the City will be
able to file appropriate liens against the property in order to
accomplish the required landscape maintenance. A document-
processing fee in the amount established by ordinance shall be
paid to the Real Property Section to cover processing costs. The
property owner, prior to plan approval, shall execute this easement
and covenant unless otherwise allowed by the City Engineer.
Applicable to Commercial, industrial and multi-family development
only.
3. Utilities
u)
a) Design and construct all public utilities to serve the site in
accordance with City Code, City Standards and requirements of the
serving utility, including gas, electric, telephone, water, sewer and
cable TV (Cable TV optional for commercial, industrial, or
institutional uses).
Backflow preventers shall be installed for any building with the
finished floor elevation below the rim elevation of the nearest
upstream manhole.
b)
"i: 1'1.\ '- \I'\;ti P( :-otaillkpoJrt'i 2,i.IU'} i'111"-.i,lj (1 -]' li:~-';:;'i ck IlL\ 4)X..l11 . llignland Puh1ic \\\lrJ..s.doc
(12i1li09
Proiect: A reouestto modify Section 19.06.020. Table 06.0110\ (7) of the DevelonDlent Code to nermit
senior/coDlrre2ate care facilities subiectto anoroval ora Conditional Use Permit in the CG-\. Commercial
General land use district and construct a 90-unit. 3-storv senior housin2 nroiect on anDrOximatelv 3.S acres.
Case No. CUP 08-28 & DCA 08-01
Page 6 of9
C) Sewer main extensions. required to serve the site shall be
constructed at the Developer's expense.
d) This project is located in the sewer service area of the East Valley
Water District; therefore, any necessary sewer main extension shall
be designed and constructed in accordance with requirements of
the East Valley Water District.
e) Utility services shall be placed underground and easements
provided as required.
f) A street cut permit, from the City Engineer, will be required for utility
cuts into existing streets.
.
.
g) All existing overhead utilities adjacent to or traversing the site on
either side of the street shall be placed underground in accordance
with Section 19.20.030 (non-subdivisions) or Section 19.30.110
(subdivisions) of the Development Code.
Existing Utilities which interfere with new construction shall be
relocated at the Developer's expense as directed by the City
Engineer, except overhead lines, if required by provisions of the
Development Code to be undergrounded. See Development Code
Section 19.20.030 (non-subdivisions) or Section 19.30.110
(subdivisions).
h)
i) Sewers within private streets or private parking lots will not be
maintained by the City but shall be designed and constructed to
City Standards and inspected under a City On-Site Construction
Permit. A private sewer plan designed by the Developer's Engineer
and approved by the City Engineer will be required. This plan can
be incorporated in the grading plan, where prac:tical.
4. Street ImDrovement and Dedications
a)
.....
":"
All public streets and public easements within and adjacent to the
development shall be improved to City standards. Improvements
shall include combination curb and gutter, paving, access ramps,
street lights, sidewalks, and appurtenances, including, but not
limited to traffic signals, traffic signal modifications, relocation of
public or private facilities which interfere with new construction,
striping. All improvements shall be accomplished in accordance
with the City of San Bemardino "Design Policies and Procedures"
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
...: i'L \, '1'(; 1'( ~tajj f(':ih..lrt.. 2(lv') III I '()Jl, (l I' lI:'.;.2:-j &. DCA Us-oi ... llighland Puhlic W,\rk~.doc
02/11109
.
Proiect: A reQuest to modify Section 19.06.020. Table 06.01 (G) (7) oftbe DeveloDment Code to Dmnit
senior/conere!!ate care facilities subiect to aDDroval ora Conditional Use Pmnit in the CG-1. Commercial
General land use district and construct a 90-unit. 3-storv senior housin!! Droiect on aDDmximatelv 3.5 acres.
Case No. CUP 08-28 & DCA 08-01
Page 7 of9
Policies and Procedures." Street lighting shall be shown on street
improvement plans except where otherwise approved by the City
Engineer.
b) For the streets listed below, dedication of adequate street right-of-
way (R.W.) to provide the distance from street centerline to
property line and placement of the curb line (C.L.) in relation to the
street centerline shall be as follows:
Street Name Right of WavCft.) Curb LineCftl
Highland Avenue 50' 36'
Central Avenue 33' 20'
.
d)
Construct 8" Curb and Gutter per City Standard No. 200 adjacent to
the site. Widen pavement adjacent to the site to match new curb
and gutter. Construct approach and departure transitions for traffic
safety and drainage as approved by the City Engineer.
Construct sidewalk adjacent to the site in accordance with City
Standard No. 202; Case "A" (6' wide adjacent to curb).
e) At all curb returns within and adjacent to the project site, construct
accessible curb ramps in accordance with. Caltrans Standards to
comply with current ADA accessibility requirements. Dedicate
sufficient right-of-way at the comer to accommodate the ramp.
c)
f) Construct Driveway Approaches per City Standard No. 204, Type
II, including an accessible by-pass around the top of the drive
approach. Remove existing driveway approaches that are not part
of the approved plan and replace with full height curb & gutter and
sidewalk.
g) If a radius type Driveway Approach is used in lieu of the standard
drive approach the throat of the driveway shall be paved in colored
textured concrete.
h) All Curb return radii shall be 25 feet minimum.
i)
The pavement on existing streets adjoining the site shall be
rehabilitated to centerline using a strategy approved by the City
Engineer.
I.......
~
y PL-\" '1'( i 1'( ~l;lJfI~"::l'Jrt~ 1('0') /121 ~.lI'J Cl l' 1l:)-2~ & DC:\ 01<-111 - flig:hl<.lnd Puhiic \\\Irk:i..doc
02/11/09
-
Proicct: A reauest to modify Section 19.06.020. Table 06.01 IGl 171 of the Develoament Code to aermit
a::o~/cOnflre2ate care facilities subiect to aaarnval ofa Conditional Use Permit in the CG-l. Commercial
_ralland use district and construct a 9O-unit. 3-storv senior hOUSin2 arniect on anarnximatelv 3.5 acres.
Case No. CUP 08-28 & DCA 08-01
Page 8 of9
j) Install Street Lights adjacent to the site in accordance with City
Standard Nos. SL-1 and SL-2. Also. a separate light plan shall be
submitted in accordance with the City of San Bernardino Street
Lighting Design Policies.
5. Reauired Engineering Plans
a) A complete submittal for plan checking shall consist of:
. street improvement plans (may include street lights or street
lighting may be separate plan).
-
. traffic signal plan
. on-site sewer plans (Private sewers may be shown on on-site
improvement plan).
. signing and striping plan (may be on sheets included in street
improvement plan).
. lighting (on-site lighting may be included in on-site improvement
plan or may be on a separate stand-alone plan).
. grading (may be incorporated with on-site improvement plan).
. on-site landscaping and irrigation.
. other plans as required. Piecemeal submittal of various types of
plans for the same project will not be allowed.
. All required supporting calculations, studies and reports must be
included in the initial submittal (including but not limited to
drainage studies, soils reports. structural calculations)
b) The rough grading plan may be designed and submitted in
combination with the precise grading plan.
c) All improvement plans submitted for plan check shall be prepared
on the City's standard 24" x 36" sheets. A signature block
satisfactory to the City Engineer or his designee shall be provided.
d)
After completion of plan checking. final mylar drawings. stamped
and signed by the Registered Civil Engineer in charge. shall be
submitted to the City Engineer for approval.
f)
s: 1'1. \.... \1'\ i 1'(. ~la:l R,,:p<Jrt.. 2009112.11<.(1(1 ('1.1' 11;';-2S &. IlC\ UX..()! -IJighland Jlublic Works.doc
02/11/09
.
-
,I'
,-~
'<f
:iect: A re:uest to modify Section 19.06.020, Table 06.01 (m (7) of the Develonment Code to Dennit
..:.-l!r/conl!rell Ie care facilities subiect to allDrOval of a Conditional Use Pennit in the CG-I, Commercial
Generall~d use district and consttuct a 90-unit. 3-storv senior bousin" nroiect on a""roximalelv 3.5 acres.
Case No. CUP 08-28 & DCA 08-01
Page 9 of9
e) Electronic files of all improvement plansldrawings shall be
submitted to the City Engineer. The files shall be compatible with
AutoCAD 2000, and include a .DXF file of the project. Files shall
be on a CD and shall be submitted at the same time the final mylar
drawings are submitted for approval.
f) Copies of the City's design policies and procedures and standard
drawings are available at the Public Works Counter for the cost of
reproduction. They are also available at no charge at the Public
Works Web Site at htto:llwww.sbcitv.ora
6. Reauired Enaineerina Permits
a) Grading permit.
b) On-site improvements construction permit (except buildings - see
Development Services-Building Division), including landscaping.
c) Off-site improvement construction permit.
7. Applicable Enaineerina Fees
All plan check, permit, inspection, and impact fees are outlined on
the Public Works Fee Schedule. A deposit in the amount of 100%
of the estimated checking fee for each set of plans will be required
at time of application for plan check. The amount of the fee is
subject to adjustment if the construction cost estimate varies more
than 10% from the estimate submitted with the application for plan
checking.
b) The current fee schedule is available at the Public Works Counter
and at htto://www.sbcitv.ora
a)
c) Expeditious plan review is available. A non-refundable fee in the
amount of 125% of the estimated plan check fee for each set of
plans will be required at time of application for expedited plan
check. The amount of the fee is subject to adjustment if the
construction cost estimate varies more than 10% from the estimate
submitted with the application for plan checking.
8. Traffic Reauirements
a)
Prior to occupancy and at the developer's expense; this project
shall signalize the intersection of Highland Avenue and Central
Avenue.
s: 1)1. \ V\I'\l i 1'( Stair R':lll.lrts 2(1U') (11, I :<.119 (1'[' 0:-;-2:-; & nL\ O:-t-li: . Jlighland PuhilC W\)rk~.doc
02'11:09
.
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
ATTACHMENT F
CITY OF SAN BERNARDINO
INITIAL STUDY FOR
TELACU Housing - San Bernardino IV, Inc.
Conditional Use Permit 08-02
Development Code Amendment 08-01
PROJECT DESCRIPTION/LOCATION:
TELACU Housing, San Bernardino IV, is proposing a senior housing development (Senior Residence)
that would include a three-story, approximately 72,OOO-square-foot building that would include one two-
bedroom unit, and 89 one-bedroom units, and one, two-bedroom unit, for a total of 90 units. The
development would also include laundry facilities, muIti-pulpose room, kitchen, and arts and crafts
room. The 90-unit Senior Residence would be constructed on a vacant 3.4l-acre site located on the
southeast corner of Highland Avenue and Central Avenue within the General Commercial (CG-l) land
use district of the City of San Bernardino. The proposed project would require an amendment to the
City's Development Code to allow senior housing as a conditional use within the CG-l District.
.
DATE:
September 25, 2008
PREPARED FOR:
TELACU Housing - San Bernardino IV, Inc.
5400 East Olympic Boulevard, Suite 300
Los Angeles, Ca 90022
PREPARED BY:
Lilburn COlporation
1905 Business Center Drive
San Bernardino, CA 92408
909-890-1818
REVIEWED BY:
Independently reviewed, analyzed and exercised judgment
nJ? m:fin: jfe detennination, by the DevelopmentlEnvironmental Review Committee on
~,pursuant to Section 21082 of the California Environmental Quality Act (CEQA).
'..
'.
IS 1
-
(-
A...>
,.1if1
9.
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
The California Environmental Quality Act (CEQA) requires the preparation of an Initial Study when a
proposal must obtain discretionary approval from a governmental agency and is not exempt from
CEQA. The purpose of the Initial Study is to determine whether or not a proposal, not exempt from
CEQA, qualifies for a Negative Declaration or whether or not an Environmental Impact Report (EIR)
must be prepared.
1.
Project Title:
TELACU Housing - San Bernardino IV, Inc.
Development Code Amendment 08-01
2.
Lead Agency Name:
Address:
City of San Bernardino
300 North "0" Street
San Bernardino, CA 92418
3.
Contact Person:
Phone Number:
Aron Liang
(909) 384-5057
4. Project Location (Address/Nearest cross-streets): The proposed project is located on the
southeast corner of Highland Avenue and Central Avenue in the City of San Bernardino (refer to
Figure 1: Regional Location Map and Figure 2: Vicinity Map).
5.
Project Sponsor:
Address:
TELACU Housing - San Bernardino IV, Inc.
5400 E Olympic Blvd, Suite 300
Los Angeles, CA 90022
6.
General Plan Designation: Commercial General (CG)
7.
Description of Project (Describe the whole action involved, including, but not limited to, later
phases of the project and any secondary, support, or off-site feature necessary for its
implementation. Attach additional sheets, If necessary): TELACU Housing - San Bernardino
IV, Inc. is proposing an affordable senior housing development (Senior Residence) that would
include a three-story, approximate 72,000 square-foot building that would include one, two-
bedroom unit, and 89 one-bedroom units, for a total of 90 units. The development would also
include laundry facilities, multi-purpose room, kitchen, and arts and crafts room. The 90-unit
Senior Residence would be constructed on a vacant 3.41-acre site located on the southeast comer
of Highland Avenue and Central Avenue within the General Commercial (CG) land use district of
the City of San Bernardino (see Figure 3, Site Plan). The proposed project would require an
amendment to the City's Development Code to allow senior housing as a conditional use within
the CG-l District.
8.
Surrounding Land Uses and Setting: The 3.4l-acre project site is currently vacant and
surrounded by single-family residents and Pepper Street to the east, multi-family residential to the
south, Central Avenue and vacant land to the west, and Highland Avenue and Patton State Hospital
to the north.
Other agencies whose approval is required (e.g., permits, finance approval, or participation
agreement):
IS 2
.
e
.
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
· California Regional Water Quality Control Board, Santa Ana Region
Storm Water Pollution Prevention Plan (SWPPP)
National Pollutant Discharge Elimination System (NPDES) Permit.
IS3
...
oij'
.
.
Q;; :::a
-: ~ CD
-CCQ
if -.
_1:.0
= ~ =
e ~ a
t~ -
.0 r ~
~~ 0
-a, n
0.. a
u
D ~ ::!".
if 0
=
f - .
,
:F-I, ~:;:
~ f. -.::r-
~~ ,
, s
.
II
::
Skll"tFlQo\ve
>L.._
......",
~~
,-,..., .€I
f
,
~
i
'"\
~
<-
'f
\
~.." U'..,..lf..... 0:; "1'1
J
m
.
i
~
.
"'lC''''O/';s:
....
o
3
.
....
~
li'-'JI'lj_'::'
.
;
E
:S'~F~
~
'"
!
__"..,..."...-.1. $.
?
.
~
""
..
..
,.
'.
,..
'"
to
0-
or
5
..
,.
c
". f
.:r.... f
:,;
\J'} ~
,.
.
"
-.!:~-- -
~
~: :
'" :
"
"-
€:
~
~
!
~
.
..
~
f
r
l'
.j>
"".
~~
IS ':'I~'~
~
"
~
.
r
.
u
I<;lIKl"lV'"
j
EI
!
;:[f
.
~R""dloA'"
SAMen.:-.....
.
~
>
I
n ~
0 .
= . . .
8 i: . .
. '"
.
i!' ,
....'f~UI.,.,Il't.f r
.r
i~
'Ii
~'
't.=
;;.~
(,;
"'
0,
;
if
~~
~~
"
...ea"'::wdd'lS
€!
.
.
,
J
.
t
.
r
~
@
",
~
.
.
.. ..
--~-_._.--~-
~
.........-.€!
. .....~ ~l
Ii '5 JS
f" ~
..
.
...,. u......r.....~.s
~
"
~
J
~
....
C
..
~
'"
.
..
c
"'
:l;
!
f
i
.
r
.
,
'I,"
\''\i:'':'''.
:~.fit~ .
~, .
'!. )-.
i. Ii ......
"', .51
\
V
\ .
.....
\
lS.....qll_f
@
'-~ "'!ll',::'
~f~
_~z...2:_
'"
co
~cn
5..
a::l .
~.
.
'"
~
"
!C
.
.
!
.
"
.
@
m
~
.
..
~
.
m....
I~
!c.
~
!C
'"
"
~
.
""
,p'"
,-<
;0
~.f. I: ..I:.n\l':.
..
I
:i
<
h
.
lS;1f.
"
!:-~
"'Y"ICj.;IlI. 't..
...u~...-~. _
-~'--
~
f
.
r:- 1S""MlJ':e':'N
.
.
...,. ..cwe.',I./'l~.
~.'!=
n
i!.
.:':_'-'=:l:II":l
.~". ...,ed
@
;.
~
f
.;
i
~
....
'"
.
:
~
.
c
.
.
i
.
1
;Z
~
~ ,..... APl~"8
.
"
~
~
.
i..:....
f
'@
r
.~
€! ....-
~
I
;
i
>
.........I!.....~er...t. _ ~f
. "h
~ Ii<
1 ""I
.
i;;p .~
~~
. .
~
I
1
.
&
r
.
t~
.:~
,..
ff
~~
[ CD
@
.
"
t
@
c.rry.c....~jJ
)-<
<'
E:.
f
...'
~
,~
~
."
..
o ~
Cr ~
"
-
"
~
r.q
~.
~ E
,';:;.
1S _11.S~.
t..
~~
;,,',;
';,.:~ ..;
i:
i~ ,.,......
,"
....
@
.$3 r.
~ ,
r.,
:::;
.."
, "
~"
~~... .1
:.."oJo....rj
f
~.
I
;;,
@
f I
~ Z'
e I ...'
I =>:
.J co,
. -J::
~:
0 J
-
.~... .
-
1
>~.
_ 0"
__ .i 5
C "!:=
.- e~
vo.
--.. i
> J I
1; I-
.!. ! c;
O?. ~
~ ~)o. ~
11. i!!" ii:
-
/'...
-
'_I
I
T'--~--~--'~--Jl
,~ I !'
I" ,
':11',-. r
II (,::J~ J;
II )r-' I
! F..,;-; ;f" ~
, :::,,. ,
,('" ),..
/,,'-., I, '
i' ';"".J' ~S\"O
:..$/ // ~
........':./.., ...
, ! I 'I'" ~~
I I :
.-. y~ I':, '1' ' , ' '~._._._._._._._+.
! I
I : ~ <--~>~
I 1 I j I"
i ., 8i r' ',,~'
i ' L .{,-~._- ~ f-!~/ ,
1"1' \\j'/~/ 'V
~~, . i :>
!, t 1\\ ! /~
,ii \~ : -'("j
I
'i: !
, ,
: ~ -i~
I .' '" u
~I~ '; ~
I ,
--=-~ ~
~, .~ -~
."':'--"..,*-,
,,;:':':\
~~:~~.,'; rM;;';':::"'~
~
r-
I
I
I
I
I
I
,
i
I
----
--
-..--
--....-...--
-
--
,
~.,
I
Jt
i
I
,
L
I
\---'
,I,
1--
"
I,
..
~
r---
I-
,
.~
~
--I:
~'f~"
---------
----
---
-...-----
NQlIQI...........1"IOY"'8L
"""'-
_ :-:WO
1
,
~
I' .. i
. I " 'i-
-1,.1:, .
. ,I I '
.dl: ;1
.:,:;:;,
!;
. .. . ~ ~:; ~. ;!~
r
~ ',' '0..
~
:::>
""
-l
:::;
.;
.s
>'
- .
n
"E~
~~
. -
~ ,~
I' ~ ~j
a:H
, GI"...
."t: ~ ,..
'It s: 0
...
.,
~
~
GO
it
.
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at
least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following
pages.
0 Aesthetics 0 Agriculture Resources 0 Air Quality
0 Biological Resources 0 Cultural Resources 0 Geology I Soils
0 Hazards & Hazardous 0 Hydrology / Water Quality 0 Land Use / Planning
Materials 0 Noise 0 Population / Housing
0 Mineral Resources 0 Recreation 0 Transportation I Traffic
0 Public Services 0 Mandatory Findings of
0 Utilities / Service Systems Significance
On the basis of this Initial Study, the City of San Bernardino Environmental Review Committee finds:
o I fmd that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
.
~ I find that although the proposed project could have a significant effect on the environment, there
will not be a significant effect in this case ~ecause revisions in the project have been made by or
agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be
prepared.
o I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
o I fmd that the proposed project MAY have a "potentially significant impact" or "potentially
significant unless mitigated" impact on the environment, but at least one effect 1) has been
adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been
addressed by mitigation measures based on the earlier analysis as described on attached sheets. An
ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that
remain to be addressed.
o
Si
I find that although the proposed project could have a significant effect on the environment,
because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or
NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or
mitigated pursuant to that EIR or NEGATIVE DECLARATION, including revisions or mitigation
measures tha 'mposed upon the proposed project, nothing further is required.
-DCI J, ~
Date ~
GJ If. .IA.J~
For
i_
Printed Name
IS 7
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
.
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
I. AESTHETICS - Would the project:
a) Have a substantial adverse effect on a scenic 0 0 0 ~
vista as identified in the City's General Plan?
b) Substantially damage scenic resources, 0 0 0 ~
including but not limited to, trees, rock
outcroppings, and historic buildings within a
state scenic highway?
c) Substantially degrade the existing visual 0 0 0 ~
character of quality of the site and its
surroundings?
d) Create a new source of substantial light or glare 0 0 ~ 0
. which would adversely affect day or nighttime
view in the area?
e) Other: 0 0 0 0
Discussion:
a-b) According to the City's General Plan, the project site is not within a scenic vista/scenic highway
view corridor. Nearby streets including local portions of Highland Avenue, and Central Avenue
are not considered scenic routes. The proposed project includes the construction of a 90-unit
Senior Residence on a vacant site. The proposed development would not have an adverse affect
on a historical building. The nearest historic building/structures Patton State Hospital directly to
the north and the Santa Fe Train Depot less than Y. -mile to the northwest. Since, the proposed
project would not alter these historical buildings, no impacts are anticipated.
c) The 3.4l-acre project site is currently vacant and is surrounded by existing development. Annual
grasses were observed during a recent site visit. Given the location of the site (i.e., south side of
Highland Avenue) and existing surrounding development, the proposed project would not
degrade the existing visual character of the site or its surroundings. No impacts would result.
d)
The project site is currently vacant. The proposed 90-unit Senior Residence would create new
light in the area However, given existing street lighting along Highland Avenue, and parking lot
lighting at Patton State Hospital, the proposed development would not significantly increase the
amount of light/glare currently generated in the area. The project proponent will be required to
submit a photometric plan for City review. The design and placement of light fixtures will be
reviewed for consistency with City standards. Standards require shielding, diffusing, or indirect
.
IS 8
I
I
."
','.'
.
l.~"
".8J
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
lighting to avoid glare. Lighting will be selected and located to confine the area of illumination
to the project site. Potential impacts to proposed on-site residences are considered less than
significant.
II. AGRICULTURE RESOURCES:
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide lmportance (Farmland),
as shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of
the California Resources Agency, to a non-
agricultural use?
b) Other:
Discussion:
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
0 0 0 &1
o
o
o
o
a) According to the General Plan Land Use Map, the site is designated General Commercial (CG).
The project site and surrounding area has not been identified or designated as Prime Farmland,
Unique Farmland, or Farmland of Statewide lmportance on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the California Resources Agency. No impacts to
Farmland would result.
III. AIR QUALITY - Would the project:
a) Conflict with or obstruct implementation of the
applicable air quality plan? (South Coast Air
Basin)
IS 9
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
No
Impact
Less Than
Significant
Impact
o
o
o
&1
a) As noted in the City of San Bernardino General Plan Program EIR (Section 4.3.2), continued
development within the city will significantly contribute to the further degradation of the
ambient air quality of the South Coast Air Basin. The primary cause of the adverse impacts is
daily vehicle trips associated with maximum build-out of the City. Any development within the
San Bernardino area will aggravate the existing air quality that currently does not meet State or
Federal air quality criteria. Development of the proposed project is a less intense land use athat
what could be developed under the existing CG designation as it would generate less vehicle
trips and emissions. The project would generate approximately 236 daily trips or 2.62 trips per
dwelling unit while a CG land use (i.e. 75,000 square feet Strip Mall) would generate
approximately 3,220 daily trips or 42.94 trips per 1,000 square feet (Institute of Transportation
Engineers Trip Generation Manual 7'h edition). The project would not conflict with the South
Coast Air Quality Management Plan. Therefore, no impact is anticipated.
l..". b)
.,,,
.,
The proposed project is the development of a 90-unit senior housing complex on approximately
3.41 acres. Approximately 2,490 cubic yards would need to be trucked off-site. This material
will be trucked approximately five miles (ten-mile roundtrip) and used for the Interstate 30
IS 10
-
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
widening project. Proposed site development and construction was screened using the Urban
Emission Model 2007 version 9.2.4 (URBEMIS 2007) prepared by the South Coast Air Quality
Management District (SCAQMD). The removal of the earth (dirt) was analyzed using Emission
Factors for On-Road Heavy Heavy Duty Diesel Truck and Offroad Mobile Source Emission
Factors. This analysis is used to generate. emissions estimates for land use development projects.
The criteria pollUtants screened for included: reactive organic gases (ROG), nitrous oxides
(NOx), carbon monoxide (CO), and particulates (PMIO and PM2.s). Two of these, ROG and NOx,
are ozone precursors. The emission levels listed reflect the estimated winter season levels, which
are normally higher due to atmospheric conditions (marine layer) and increased use of heating
systems. The general construction phases for most projects include site grading and building.
Constriction Emissions
Construction grading and building emissions are considered short-term, temporary emissions and
are estimated in Table 1. The following construction parameters were assumed: site grading
(mass and fine grading) would take approximate I-month duration and building construction
would take approximate 7-month duration. Once construction is complete and the building is in
use, emissions will be generated by energy utilized for on-site building heating and cooling, and
vehicular traffic.
-
Table 11
Building Emissions Summary
Year 2008-2009 (Pounds Per Day)
Source NOx CO S02 PM\o PMu CO2
ROG
Mass Grading 3.4 28.1 14.8 0.0 18.4 4.9 2,371.8
Fine Grading 3.4 28.1 14.8 0.0 18.4 4.9 2,371.8
Trenchillgu 2.4 20.2 9.7 0.0 1.0 0.9 1,839.1
Paving 2.7 15.0 9.9 0.0 1.2 1.1 1,381.8
Building Construction 2.1 14.1 22.9 0.0 0.9 0.8 2,929.6
Architectural Coating 52.8 0.2 2.7 0.0 0.0 0.0 295.8
Earth Removal- 2.7 9.7 28.4 0.0 1.5 1.3 868.8
Highest Value 52.8 28.1 28.4 0.0 18.4 4.9 2.929.6
(Ibs/day)
i SC~MD Threshold 75 100 550 150 150 55 N/A
Sil!nificant? No No No No No No NIA
Source: URBEMfS2oo7
'Phases don't overlap and represent the highest concentration.
: One loader and 5 on-road trucks (33.001 to 60,000 pounds) operating at 8 hours per day, approximately five tripS per hour.
N/ A: :>/0 srandards
t_
The emissions calculations for the construction phase include fugitive dust from grading and
exhaust emissions from on-site equipment and worker travel. Construction emissions are
calculated based on the development of a 90-unit senior housing complex on approximately 3.41
acres. The fugitive dust emissions are based on approximately 3.41 acres being graded over a I-
rs 11
:e
.
A
'.
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
month period (mass and fine grading). Construction impacts are considered short-tenn,
temporary impacts and are not anticipated to occur for more than 11 months.
As shown in Table 1, construction emissions would not exceed SCAQMD thresholds for any
criteria pollutants.
ComDliance with SCAOMD Rules J J J 3. 402. and 403
Although the proposed project does not exceed SCAQMD thresholds for construction emissions,
the applicant is required to comply with all applicable SCAQMD rules and regulations as the
South Coast Air Basin is in non-attainment status for ozone and suspended particulates (PMIO).
Compliance with SCAQMD Rule J J J 3
Architectural Coatings are coatings applied to stationary sources and their trimmings, to portable
buildings, to pavements, or to curbs. Trimmings are accessories to an architectural structure,
including, but not limited to: handrailings, cabinets, bathroom and kitchen fixtures, fences,
decks, rain gutters and downspouts, window screens, lamp posts, signs, concrete fonns, heating
and air conditioning equipment large fixed stationary tools, and other mechanical equipment.
One of the key ingredients contributing to ozone fonnation are solvents, which contain volatiles
referred to as volatile organic compounds (VOCs). These solvents are commonly found in many
architectural and industrial paints. SCAQMD has studied the cumulative VOC emissions from
architectural painting operations and has found that these emissions exceed the combined
emissions from a variety of industrial operations. Emissions from the application of architectural
and industrial maintenance coatings during the summer months, t}1Jically known as the peak
painting and smog season, are estimated to be more than 38 tons each day. VOCs from solvent
and paint emissions contribute to hannful ozone fonnation. To reduce VOC's from architectural
coating, the SCAQMD has set VOC limits for coating in Rule 1113.
To further reduce impacts from VOC emissions, the applicant will be required to implement the.
following conditions as required by SCAQMD:
I. The contractor shall utilize (as much as possible) pre-coated building materials and
coating transfer or spray equipment with high transfer efficiency, s\lch as high volume,
low pressure (HVLP) spray method, or manual coating applications such as paint brush,
hand roller, trowel, dauber, rag, or sponge.
2. The contractor shall utilize water-based or low VOC coating as well as the following
conditions as required by SCAQMD:
. Use Super-Compliant VOC paints whenever possible.
. If feasible, avoid painting during peak smog season: July, August, and September.
. Recycle leftover paint. Take any leftover paint to a household hazardous waste
center; do not mix leftover water-based and oil-based paints.
IS 12
.
.
.1)
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
. Keep lids closed on all paint containers when not in use to prevent VOC emissions
and excessive odors.
. For water-based paints, clean up with water only. Whenever possible, do not rinse the
clean-up water down the drain or pour it directly into the ground or the storm
drain. Set aside the can of clean-up water and take it to a hazardous waste center
(www.cleanup.org). .
. Recycle the empty paint can.
. Look for non-solvent containing stripping products.
. Use Compliant Low- VOC cleaning solvents to clean paint application equipment.
. Keep all paint and solvent laden rags in sealed containers to prevent VOC emissions.
Compliance with SCAQMD Rule 402. and 403
The project shall comply with, Rules 402 nuisance, and 403, fugitive dust, which require the
implementation of Best Available Control Measures (BACM) for each fugitive dust source, and
the Air Quality Management Plan (AMCP), which identifies Best Available Control
Technologies (BACT) for area sources and point sources, respectively. This would include, but
not be limited to the following: .
I.
The project proponent shall ensure that any portion of the site to be graded shall be pre-
watered prior to the onset of grading activities.
(a) The project proponent shall ensure that watering of the site or other soil stabilization
method shall be employed on an on-going basis after the initiation of any grading
activity on the site. Portions of the site that are actively being graded shaIl be watered
regularly to ensure that a crust is formed on the ground surface, and shaIl be watered
at the end of each workday.
(b) The project proponent shall ensure that all disturbed areas are treated to prevent
erosion until the site is constructed upon.
(c) The project proponent shall ensure that landscaped areas are instaIled as soon as
possible to reduce the potential for wind erosion.
(d) The project proponent shaIl ensure that all grading activities are suspended during
first and second stage ozone episodes or when winds exceed 25 miles per hour.
During construction, exhaust emissions from construction vehicles and equipment and fugitive
dust generated by equipment traveling over exposed surfaces, would increase NOx and PMIO
levels in the area. Although the proposed project does not exceed SCAQMD thresholds during
construction, the applicant will be required to implement the foIlowing conditions as required by
SCAQMD:
IS 13
.
.
(it
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
2. To reduce emissions, all equipment used in grading and construction must be tuned and
maintained to the manufacturer's specification to maximize efficient burning of vehicle
fuel.
3. The project proponent shall ensure that existing power sources are utilized where feasible
via temporary power poles to avoid on-site power generation during construction.
4. The project proponent shall ensure that construction personnel are infonned of ride
sharing and transit opportunities.
5. AlJ buildings on the project site shall confonn to energy use guidelines in Title 24 of the
California Administrative Code.
6. The operator shall maintain and effectively utilize and schedule on-site equipment in
order to minimize exhaust emissions from truck idling.
7.
The operator shall comply with all existing and future CARB and SCAQMD regulations
related to diesel-fueled trucks, which may include among others: (I) meeting more
stringent emission standards; (2) retrofitting existing engines with particulate traps; (3)
use oflow sulfur fuel; and (4) use of alternative fuels or equipment.
Ooerational Emissions
The operational mobile source emissions were calculated using the Institute of Transportation
Engineers (ITE) Trip Generation Manual 7th edition values programmed into the URBEMIS
2007 model. In order to reflect the nature of the proposed project and the minimal number of
trips that would be generated, the default value for a Retirement Community was used.
Therefore, 2.62 daily trips per dwelling unit or approximately 235.8 daily trips were used.
Table 2
Operational Emissions Summary
(Pounds Per Dav)
I NOx CO PM10 PMZ.5 CO2
Source ROG
Area Source 19.2 2.8 39.8 6.1 5.8 3,584.1
Mobile Source 2.6 3.6 25.9 4.2 0.8 2,241.0
Totals 21.8 6.4 65.7 10.3 6.6 5,825.1
SCAQMD 55 55 550 150 55 N/A
Threshold
Sillniflcance No No No No No NIA
Source: URBEM IS 2007
NI A No standards
IS 14
.
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
As indicated in Table 2, operational emissions of the proposed project would not exceed
SCAQMD thresholds.
c) The proposed project individually would not exceed any SCAQMD thresholds for criteria
pollutants. The City of San Bernardino General Plan EIR (Section 4.3.2) concluded that
continued development would contribute to pollutant levels (build-out, daily vehicle trips) in the
San Bernardino area, which already exceed State and Federal air quality criteria. Findings on
potentially significant impacts of the General Plan indicated that policies contained in the
General Plan and mitigations in the EIR are expected to reduce emissions associated with future
development. However, even after application of these policies and mitigation measures, the
General Plan when viewed as a whole project, is expected to generate emission levels that would
exceed the AQMD thresholds for criteria pollutants, resulting in a significant unavoidable
adverse air quality impact. A Statement of Overriding Considerations for the General Plan EIR
was adopted by the City Council in November 2005.
d) The project site is surrounded by single-family residential units, vacant property, arterials, and
Patton State Hospital. As shown in Tables 1 and 2, development of the proposed project is not
anticipated to exceed SCAQMD thresholds. Therefore, air quality impacts to sensitive receptors
are not anticipated.
. e)
The proposed project is the development of a 90-unit senior housing complex on approximately
3.41 acres. The end use of the proposed project is not anticipated to generate emissions that
would create objectionable odors. No impact is anticipated.
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
IV. BIOLOGICAL RESOURCES - Would the
project:
a) Have a substantial adverse effect, either directly 0 0 0 ~
or through habitat modifications, on any species
identified as a candidate, sensitive, or special
status species in local or regional plans,
policies, or regulations, or by the California
Department of Fish and Game or US Fish and
Wildlife Service?
b) Have a substantial adverse effect on any 0 0 0 ~
t riparian habitat or other sensitive natural
;.;--
ff community identified in local or regional plans,
policies, regulations or by the California
IS 15
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
.
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
Department ofFish and Game or US Fish and
Wildlife Service?
c) Have a substantial adverse effect on federally 0 0 0 0
protected wetlands as defined by Section 404 of
the Clean Water Act (including, but not limited
to, marsh, vernal pool, coastal, etc.) through
direct removal, filling, hydrological
interruption, or other means?
d) Interfere substantially with the movement of 0 0 0 0
any native resident or migratory fish or wildlife
species or with established native resident or
migratory wildlife corridors, or impede the use
of native wildlife nursery sites?
. e) Conflict with the provisions of an adopted 0 0 0 0
Habitat Conservation Plan, Natural Community
Conservation Plan, or other approved local,
regional, or state habitat conservation plan?
f) Other: 0 0 0 0
Discussion:
a) The project site does not occur within an area designated as critical habitat for any biological
resource. The site and surrounding area occur within a developed area. No substantial adverse
effect, either directly or through habitat modifications, on any species identified as a candidate,
sensitive, or special status species in local or regional plans; policies, or regulations, or by the
California Department of Fish and Game or the United States Fish and Wildlife Service
(USFWS) is anticipated.
b) According to Figure NRC-2 of the General Plan, no riparian habitat occurs on or near the project
site. Therefore, the project would not have a substantial adverse effect on any riparian habitat or
other sensitive natural community identified in local or regional plans, policies, regulations, or
by the California Department ofFish and Game or USFWS.
c)
The project would not have a substantial adverse effect on federally protected wetlands as
defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool,
coastal, etc.) through direct removal, filling, hydrological interruption, or other means, because
. ..;.'a
J.
IS 16
Ie
-
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
the project site is not developed and is not within an identified protected wetland, nor near any
jurisdictional drainage (see Section VIII for additional discussion).
d) The proposed project site is surrounded by existing development and therefore, is unlikely to
provide an important location relative to regional wildlife movement. Wildlife movement near
the site has been restricted by development, including road construction. Therefore, project
implementation would not impact a local or regional wildlife conidor.
e) The project would not conflict with any local policies or ordinances protecting biological
resources, as there are no identified biological resources that are subject to such regulation. The
nearest conservation area is the Cajon Creek (Cal Mat) Habitat Conservation Management Area
located approximately eight miles northwest of the site. The proposed project would not conflict
with the provisions of an adopted habitat conservation plan, natural community conservation
plan, or other approved local, regional, or state habitat conservation plan.
V. CULTURAL RESOURCES - Would the project:
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
0 [8J 0 0
0 [8J 0 0
a) Be developed in a sensitive archaeological area
as identified in the City's General Plan?
b) Cause a substantial adverse change in the
significance of an archaeological resource
pursuant to ~ 15064.5 of CEQA?
c) Cause a substantial adverse change in the
significance of a historical resource as defined
in gI5064.5 ofCEQA?
o
[8J
o
o
d) Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature?
o
[8J
o
o
e) Disturb any human remains, including those
interred outside of formal cemeteries?
o
[8J
o
o
f) Other:
o
o
o
o
Discussion:
'lI a-c)
In June 2006, the San Bernardino County Museum Archaeological Information Center,
conducted a Historical Resources Record Search for the project site. The record search indicated
IS 17
e
-
0'
,:,:;,
"';,~;--,
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
that no prehistoric archeological resources, ethnic resources, or cultural resources are known to
occur on-site. There are a total of 23 pending historic structures all occurring inside Patton State
Hospital grounds, and one heritage property (its location was not noted in the record search).
According to the records search, two area-specific surveys, and six general area overviews have
been prepared for the project area. The records search concluded that based on available
historical records and maps, the sensitivity for historic archaeological resources is considered
high, and moderate for prehistoric archaeological resources. The record search noted that the
potential for Prehistoric Archaeological Resources was based on sites found to the north. The
potential for Historic Archaeological Resources associated with the Highland Motor Line RR as
shown on historic maps, and a possible potter's field cemetery is said to be on or next to the
property.
To ensure potential impacts to archaeological resources are reduced, the following mitigation
measure shall be implemented:
CR-l: An archaeological monitor shall be on-site during earthwork and grading activities.
If prehistoric or historic artifacts over SO years in age are encountered during land
modifications, then activities in the immediate area of the finds shall be halted and
the monitor shall assess the find, determine its significance, and make
recommendations for mitigation measures in accordance with the guidelines of the
California Environmental Quality Act.
Implementation of the above mitigation measure would reduce impacts to potential
archaeological resources to a less than significant level.
d)
Paleontological resources are the fossilized remains of organisms from prehistoric environments
found in geologic strata. Paleontological sites generally occur as small outcroppings visible on
the surface of sites encountered during grading. Generally, it is geologic fonnations that contain
fossils. Potentially sensitive areas for the presence of paleontological resources are based on the .
underlying geologic fonnation. Fossil remains may occur throughout the City. Since the
distribution is unknown, the following mitigation measure shall be implemented:
CR-2: Should resources be unearthed during grading, a vertebrate paleontologist shall be
contacted to determine the significance, and make recommendations for
appropriate mitigation measures in compliance with the guidelines of the California
Environmental Quality Act.
Implementation of the above mitigation measure would reduce impacts to potential
paleontological resources to a less than significant level.
e)
Construction activities, particularly grading, could adversely affect or eliminate unknown
potential archaeological resources. The following mitigation measure shall be implemented:
IS 18
,
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
-
"
CR-3: In tbe event tbat buman remains are encountered during grading, all provisions of
state law requiring notification of tbe County Coroner, contacting tbe Native
American Heritage Commission, and consultation witb tbe most likely descendant,
sball be followed.
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
VI. GEOLOGY AND SOILS - Would the project:
a) Involve earth movement (cut and/or fill) based 0 ~ 0 0
on infonnation included in the Project
Description Fonn?
b) Expose people or structures to potential 0 0 ~ 0
substantial adverse effects, including the risk of
loss, injury, or death?
. c) Be located within an Alquist-Priolo Earthquake 0 0 0 ~
Fault Zone?
d) Result in substantial soil erosion or the loss of 0 0 0 ~
topsoil?
e) Be located within an area subject to landslides, 0 0 0 ~
mudslides, subsidence, or other similar hazards
as identified in the City's General Plan?
t) Be located within an area subject to liquefaction 0 0 0 181
as identified in the City's General Plan?
g) Modify any unique physical feature based on a 0 0 0 ~
site survey/evaluation?
h) Result in erosion, dust, or unstable soil 0 0 ~ 0
conditions from excavation, grading, fill, or
other construction activities?
i) Other: 0 0 0 0
Discussion:
. a) The proposed development includes one, three-story structure. Moderate site preparation and
\:.
grading are expected with the proposed development.
IS 19
.
.
'.'.
'.,'
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
In June 2007, Geotechnologies, Inc. perfonned a Geotechnical Engineering Investigation for the
site in relation to the proposed development. The purpose of the investigation was to provide
geotechnical recommendations for foundation design, concrete slab-on-grade, retaining wall,
paving, parking, site grading, utility trench excavations and backfill, and inspections during
construction. The evaluation for the site included subsurface explorations, soil sampling,
necessary laboratory testing, and engineering analyses. As concluded in the report, the site is
considered suitable for the proposed development provided that recommendations presented in
the report are incorporated into the final design and construction. However, existing fill
materials and upper native soils are not suitable for support of the proposed foundations, floor
slabs or additional fill. To ensure potential impacts from development at the site are reduced to a
less than significant level, the following general grading mitigation measures shall be
implemented:
GS-l: Prior to foundation excavation, existing fill materials and upper native soils shall be
removed to a depth of three feet below proposed foundations, or five feet below the
existing site grade (whichever is deeper), and recompacted. Excavation shall extend
at least five feet beyond the edge of foundations or for a distance equal to the depth
of fill below the foundations, whichever is greater. Subsequent to removals, the
exposed grade shall be scarified to a depth of six inches, moistened to optimum
moisture content, and recompacted in excess of the minimum required comparative
density.
GS-2: All vegetation, existing fill, and soft or disturbed earth materials shall be removed
from the area to receive controlled fill. The excavated areas shall be carefully
observed by the geotechnical engineer prior to placing compacted fill.
GS-3: Field observations and testing shall be performed by a representative of the
geotechnical engineer during grading to assist the contractor in obtaining the
required degree of compaction and the proper moisture content.
GS-4: When rain is forecast all fill that has been spread and awaits compaction shall be
property compacted prior to stopping work for the day or prior to stopping due to
inclement weather. These fills, once compacted, shall have the surface sloped to
drain to an area where water can be removed.
GS-5: Temporary drainage devices shall be installed to collect and transfer excess water to
the street. Drainage shall not he permitted to pond on-site or allowed to flow
uncontrollably over any descending slope.
b-c)
The project site is located outside of an Alquist-Priolo Special Studies Zone as depicted on
Figure S-3 of the City's General Plan. Reviews of official maps delineating State of California
earthquake fault zones (7.5 Minute Series, State of California Special Studies Zones, San
Bernardino North Quadrangle, Official Map) indicated the site is not located within a zone for
IS 20
.
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
mandatory study for active faulting. According to Figure S-3 of the City's General Plan and the
geotechnical investigation perfonned by Geotechnologies, Inc. the site is situated approximately
2,800 feet southwest of the San Andreas Fault Zone. As concluded in the geotechnical
investigation, the potential for surface ground rupture at the site is considered low.
Earthquakes, due to their ground acceleration and shifting, can cause major damage to buildings
and create dangerous hazards to people through injury or death. Development in the seismically
active southern California region must mitigate these potential hazards through strict adherence
to the California Building Code (CBC) and recommendations by geotechnical engineers.
Although the project site is located outside the Alquist-Priolo Special Studies Zone, the
developer will be required to implement established building construction requirements. lmpacts
from earthquake hazards would be less than significant.
~-
d/h) lmplementation of mitigation measures GS-l through GS-5 would ensure no unstable soil
conditions would occur due to excavation, grading, or fill activities. However, during the
construction phase, project dust may be generated due to the operation of machinery on-site or
due to high winds. Additionally, erosion of soils could occur due to a stonn event. The City of
San Bernardino requires the preparation of a Water Quality Management Plan (WQMP) for
development projects that fall within one of eight project categories established by the R WQCB.
According to the San Bernardino County WQMP template, the proposed project falls within the
Project Category No. 8 because it includes a new parking lot in excess of 5,000 square-feet.
Refer to the Hydrology and Water Quality section of this Initial Study for a comprehensive
discussion.
e-f) The project site is not located within an area that has geologic hazards associated with landslides,
nor is it located in an area subject to liquefaction as identified in Section 10.0 Safety, Figure S-5
of the City's General Plan.
Liquefaction is caused by build up of excess hydrostatic pressure in saturated cohesionless soils
due to cyclic stress generated by ground shaking during an earthquake. The significant factors
on which liquefaction potential of a soil deposit depends, among others include, soil type,
relative soil density, intensity of earthquake, duration of ground shaking, and depth of ground
water. As concluded in the geotechnical investigation, based on field explorations, laboratory
testing and subsequent engineering analysis completed to date, the soils underlying the site are
not considered prone to liquefaction. Subsequently, review of the County of San Bernardino
Official Land Use Plan, 1999, Hazard Overlay maps of the Harrison Mountain FH23 C
Quadrangle, the site does not occur within a mapped inundation or flood boundary. Additionally
the probability of seismically-induced landslides is considered low due to the relatively level,
approximate five percent slope, at the site. No impacts are anticipated.
g) The proposed project will not modify any unique physical features; no unique geologic features
were found during the site survey/evaluation. No impact is anticipated.
'.'
;~::. -
't-
IS 21
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY.
.
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
VII. HAZARDS AND HAZARDOUS MATERIALS
- Would the project:
a) Create a significant hazard to the public or the 0 0 r??J 0
environment through the routine transport, use,
or disposal of hazardous materials?
b) Create a significant hazard to the public or the 0 0 r??J 0
environment through reasonably foreseeable
upset and accident conditions involving the
release of hazardous materials into the
environment?
c) Emit hazardous emissions or handle hazardous 0 0 0 r??J
or acutely hazardous materials, substances, or
waste within one-quarter mile of an existing or
. proposed school?
d) Be located on a site which is included on a list 0 0 0 r??J
of hazardous materials sites compiled pursuant
to Government Code Section 65962.5 and, as a
result, would it create a significant hazard to the
public or the environment?
e) For a project located within an airport land use 0 0 0 r??J
plan or, where such a plan has not been adopted,
within two miles of a public airport or public
use airport, would the project result in a safety
hazard for people residing or working in the
project area?
f) Impair implementation of or physically interfere 0 0 0 r??J
with an adopted emergency response plan or
emergency evacuation plan?
4)
IS 22
-
-
. d)
e)
,e
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
o
t8J
Less Than
Significant
Impact
No
Impact
g) Expose people or structures to a significant risk
ofloss, injury or death involving wildland fires,
including where wildlands are adjacent to
urbanized areas or where residences are
intermixed with wildlands?
o
o
h) Other:
o
o
o
o
Discussion:
a)
The proposed project includes the construction of a 90-unit Senior Residence to be located on the
south side of Highland Avenue between Victoria Avenue and Pepper Street across from Patton
State Hospital. Construction activities would not create a significant hazard to the public or the
environment through the routine transport, use, or disposal of hazardous materials, because
construction of the facilities would not involve such activities.
Similarly post-construction activities including residential facilities for seniors to include multi-
purpose room, kitchen, laundry facilities, and arts and crafts room would not involve the routine
transport or use of hazardous materials.
b)
Hazardous or toxic materials transported in association with construction of the project may
include items such as oils, paints, and fuels. All materials required during construction will be
kept in compliance with State and local regulations. With implementation of Best Management
Practices (BMPs) and compliance with all applicable regulations, potential impacts from the use
of hazardous materials is considered less than significant.
c)
The project would not emit hazardous emissions or handle hazardous or acutely hazardous
matenals, substances, or waste within Y.-mile of a school. The nearest school is San Andreas
High School located on the northwest comer of Pacific Avenue and Orange Street,
approximately half-mile south of the project site. No impact is anticipated.
The project site does not occur on a list of hazardous materials sites compiled pursuant to
Government Code Section 65962.5, and therefore would not create a significant hazard to the
public or the environment. During a site visit conducted in April 2008, no use of hazardous
materials was observed at the site.
As shown in Figure LU-4 of the City's General Plan, the project site does not Occur within the
San Bernardino International Airport (SBIA) Influence Area. Therefore potential impacts to the
SBIA are not anticipated.
IS 23
e
.
(8
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
f) The California Emergency Services Act requires the City to manage and coordinate the overall
emergency and recovery activities within its jurisdictional boundaries. The City's Emergency
Operations Plan includes policies and procedures to be administered by the City in the event of a
disaster. During disasters, the City is required to coordinate emergency operations with the
County of San Bernardino. Policies within the City's General Plan and updates to the City's
Emergency Plan, as required by State law, would ensure the proposed project would not interfere
with adopted policies and procedures. The proposed 90-unit Senior Residence would not alter
existing road widths or turning points along Central Avenue or Pepper Street. Access to the site
is provided at one entry along Central Avenue approximately 60-feet south of Highland Avenue.
The proposed project is not anticipated to impair implementation of or physically.interfere with
an adopted emergency response plan or emergency evacuation plan. No impact is anticipated.
g) As shown on Figure S-9 in the City's General Plan, the project site does not occur in a fire
hazard area. The site and surrounding area are urbanized. No impacts are anticipated.
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
No
Impact
Less Than
Significant
Impact
VIII. HYDROLOGY AND WATER QUALITY-
Would the project:
a) Violate any water quality standards or waste
discharge requirements?
o
rg)
o
o
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater
recharge such that there would be a net deficit
in aquifer volume or a lowering of the local
groundwater table level (e.g., the production
rate of pre-existing nearby wells would drop
to a level which would not support existing
land uses or planned uses for which permits
have been granted)?
o
o
o
rg)
c) Substantially alter the existing drainage
pattern of the site or area, including through
the alteration of the course of a stream or
river, in a manner which would result in
substantial erosion or siltation on- or off-site?
o
o
rg)
o
d) Substantially alter the existing drainage
pattern of the site or area, including through
the alteration of the course of a stream or
river, or substantially increase the rate or
o
o
rg)
o
IS24
-
-
'a'
',; .
"
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
amount of surface runoff in a manner which
would result in flooding on- or off-site?
e) Create or contribute runoff water which would
exceed the capacity of existing or planned
stormwater drainage systems or provide
substantial additional sources of poJluted
runoff, such as from areas of material storage,
vehicle or equipment maintenance (including
washing or detailing), waste handling,
hazardous materials handling or storage,
delivery areas, loading docks, or other outdoor
areas?
f) Otherwise substantially degrade water
quality?
g) Place housing within a 100-year flood hazard
area as mapped on a federal Flood Hazard
Boundary or Flood Insurance Rate Map or
other flood hazard delineation map? (Panel
No. 8684F)
h) Place within a 100-year flood hazard area
structures which would impede or redirect
flood flows?
i) Expose people or structures to a significant
risk of loss, injury, or death involving
flooding, including flooding as a result of the
failure of a levee or dam?
j) Inundation by seiche, tsunami, or mudflow?
k) Other:
Discussion:
Potentially
Significant
Impact
D
D
D
D
D
D
D
Less Than
Significant
With
Mitigation
IncorpoI1ltion
D
D
D
D
D
D
D
Less Than
Significant
Impact
~
~
D
D
~
D
D
No
Impact
D
D
~
~
D
~
D
The proposed project would disturb 3.41 acres and therefore would be subject to the National
Pollutant Discharge Elimination System (NPDES) permit requirements. The State of California
is authorized to administer various aspects of the NPDES. Construction activities covered under
a)
IS 25
.
.
i"
~",
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
the State's General Construction permit include removal of vegetation, grading, excavating, or
any other activity that causes the disturbance of one-acre or more. The General Construction
permit requires recipients to reduce or eliminate non-storm water discharges into stormwater
systems, and to develop and implement a Storm Water Pollution Prevention Plan (SWPPP). The
purpose of a SWPPP is to: 1) identify pollutant sources that may affect the quality of discharges
of stormwater associated with construction activities; and 2) identify, construct and implement
stormwater pollution control measures to reduce pollutants in stormwater discharges from the
construction site during and after construction.
The RWQCB has issued an area-wide NPDES Storm Water Permit for the County of San-
Bernardino, the San Bernardino County Flood Control District, and the incorporated cities of San
Bernardino County. The City of San Bernardino then requires implementation of measures for a
project to comply with the area-wide permit requirements. A SWPPP is based on the principles
of Best Management Practices (BMPs) to control and abate pollutants. The SWPPP must include
(BMPs) to prevent project-related pollutants from impacting surface waters. These would
include, but are not limited to street sweeping of paved roads around the site during construction,
and the use of hay bales or sand bags to control erosion during the rainy season. BMPs may also
include or require:
· The contractor to avoid applying materials during periods of rainfall and protect freshly
applied materials from runoff until dry.
. All waste to be disposed of in accordance with local, state and federal regulations. The
contractor to contract with a local waste hauler or ensure that waste containers are emptied
weekly. Waste containers cannot be washed out on-site.
· All equipment and vehicles to be serviced off-site.
In addition to complying with NPDES requirements, the City of San Bernardino also requires the
preparation of a Water Quality Management Plan (WQMP) for development projects that fall
within one of eight project categories established by the RWQCB. Since the proposed project
includes the construction ofa new parking lot it falls within RWQCB's Project Category No.8
which includes the addition or creation of 5,000 or more square feet of impervious surface on a
currently vacant site. In July 2008, the project proponent submitted a WQMP to the City for
review and approval. Design measures as listed below and contained in the WQMP will ensure
potential impacts are reduced to a less than significant impact.
W-l: All on-site residents shall be informed of all on-site activity restrictions including: no
vehicle washing, fueling or maintenance, no hosing on paved areas, no trash on-site,
and no interference or alteration of any drainage pattern.
W-2: All on-site employees upon hire date and annually thereafter shall be trained to
ensure cleaning, maintenance and refinishing/painted is in conformance with
approved BMPs for the site. Trained personnel shall sweep on a monthly basis, and
inspect catch basis on quarterly and clean as on an as needed basis.
IS 26
.
.
,.;0
I,
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
W-3: All on-site storm drain inlets shall be marked with "No Dumping - Drains to
River. "
W-4: Landscaping shall correlate to the climate, soils, related natural resources and
existing vegetation of the site, as well as type of development proposed.
W-S: Proposed architectural plans shall ensure all roofs will drain into the proposed
landscape areas. Roof runoff shall be maintained dean and free from trash and/or
debris at all times to ensure proper drainage of storm waters.
W-6: A SWPPP shall be prepared and BMP educational materials shall be provided to all
senior residents, and all employees.
W-7: On-site trash endosures shall be paved with an impervious surfaced designed not to
allow run-on from adjoining areas, and shall be walled to prevent off-site transport
of trash. All on-site trash containers shall include attached lids to minimize rain.
Trash storage areas shall be kept dean and free of debris.
W-8: Irrigation methods shall be u,tilized to minimize runoff of excess irrigation water
across impervious surfaces and into the storm water conveyance system. Such
methods shall indude employing rain-triggered shutoff devices to eliminate or
reduce irrigation during and after predpitation. Water conservation devices such
as programmable irrigation timers and soils sensors shall also be installed.
W-9: The parking lot and all on-site drive aisles shall be swept on a monthly basis.
W-IO: Riprap shall be installed along all swales to prevent scouring of soils.
Implementation of the above source control mitigation measures would ensure potential impacts
to water quality are reduced to a less than significant level.
b) The proposed project would not deplete groundwater supplies nor would it interfere with
recharge since it is not within an area designated as a recharge basin or spreading ground. The
proposed project includes an on-site percolation detention pond that would discharge to Central
Avenue via a parkway culvert. The proposed 90-unit Senior Residence would receive water
supply directly from the City whose source of supply is groundwater. No significant impact to
groundwater resources is anticipated.
c-e)
The 3.41-acre project site is currently vacant. The proposed project would include the
construction of an approximate 72,500 square-foot building, paved drive aisle and parking area;
however, the project will not alter the course of any stream or river. All runoff would be
conveyed to an on-site percolation detention pond which will be designed to handle the flows.
Based on calculations presented in the July 2008 Hydrology Study, the total maximum 100-
yearly runoff (Q in cubic feet per second [cfs)) of the proposed developed area (reduced to 55
IS 27
.
.
....'.'
r~>
g-h)
i)
jl
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
percent perviousness) is 6.39 cfs for a loo-year storm event as compared to 8.69 cfs of pre-
construction runoff. The project design includes landscaping of non-hardscape areas to prevent
erosion. The Building Official and City Engineer must approve a grading and drainage plan prior
to the issuance of grading permits. Review and approval of the drainage plan would ensure the
project would not result in substantial erosion, siltation, or flooding on- or off-site. No impacts
are anticipated.
f)
On July 7, 2008 Lilburn Corporation performed a Jurisdictional Drainage evaluation of a man-
made cement-lined channel located on the north end of the property to determine its potential
jurisdiction under state and federal laws. The Regional Water Quality Control Board (RWQCB)
regulates activities pursuant to Section 401(a)(I) of the federal Clean Water Act (CWA) as well
as the Porter-Cologne Water Quality Act (Water Code Section 13260). The U.S. Army Corps of
Engineers regulates "discharge of dredged or filI material" into wetlands and waters of the
United States pursuant to provisions of Section 404 of the Clean Water Act.
Based on the physical, chemical, and biological characteristics of the drainage, the project will
not need a CDFG Streambed Alteration Agreement, a Section 404 Clean Water Act Permit from
the ACOE or Section 401 Certification from the RWQCB. (The Jurisdictional Drainage
Evaluation is provided as Attachment A to this Initial Study.) The drainage is a man-made ditch
that does not have a naturalIy-created ordinary high water mark, a bed, bank or channel, and does
not support any riparian vegetation. However, the proposed project would disturb 3.41 acres and
therefore would be subject to the NPDES permit requirements. As required, the project
proponent submitted a WQMP to the City for review and approval. Design measures contained
in the WQMP were incorporated into this Initial Study (Mitigation Measures W-I through W-IO)
to ensure potential impacts to water quality are reduced to a less than significant level.
According to the City's General Plan, Figure S-I "100 Year Flood Plain," the project site occurs
outside of the IOO-year flood zone. Potential impacts from flood events are considered less than
significant.
Flood inundations resulting from the failure of the Seven Oaks Dam is a potential hazard in the
City of San Bernardino. According to General Plan Figure S-2, the project site occurs within the
Seven Oaks Dam inundation area. Land within this area could be flooded in the event of dam
failure. The dam is located northeast of the City of Highland in an unincorporated area of San
Bernardino County, and was designed to resist an earthquake measuring 8.0 on the Richter scale,
with any point able to sustain a displacement of four feet without causing any overalI structural
damage. Since the project site is not located within a 100-year flood plain, and does not occur
near a river or flood control channel that would carry flood in the event of dam failure, potential
impacts are considered less than significant.
There are no oceans, lakes or reservoirs near the project site; therefore impacts from seiche and
tsunami are not anticipated.
IS 28
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
- INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
IncolJloration
IX. LAND USE AND PLANNING - Would the
project:
a) PhysicalIy divide an established community? 0 0 0 t8J
b) Conflict with any applicable land use plan, 0 0 t8J 0
policy, or regulation of an agency with
jurisdiction over the project (including, but not
limited to the general plan, specific plan, local
coastal program, or zoning ordinance) adopted
for the purpose of avoiding or mitigating an
environmental effect?
c) Conflict with any applicable habitat 0 0 0 t8J
conservation plan or natural community
- conservation plan?
d) Be developed within the Hillside Management 0 0 0 t8J
Overlay District?
e) Be developed within FoothilI Fire Zones A, B, 0 0 0 t8J
or C as identified in the City's General Plan?
f) Be developed within the Airport Influence Area 0 0 0 t8J
as adopted by the San Bernardino International
Airport Authority?
g) Other: 0 0 0 0
Discussion:
a-b) The proposed 90-unit Senior Residence would be constructed on a vacant 3.4I-acre site with a
current land use designation of General Commercial (CG-l). The proposed project would
require an amendment to the City's Development Code to allow senior housing as a conditional
use within the CG- I land use district. The proposed 90-unit Senior Residence would be
constructed on a site that is adjacent to residential development to the east and south, and would
not physically divide an established community. The project as proposed would be a less intense
\- land use, generating less traffic and people at the site than a commercial strip mall (a general
land use along Highland Avenue). A less than significant impact is anticipated.
IS 29
.'
~":
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
-
No habitat conservation or natural community conservation plans have been adopted for the site
or surrounding area. The nearest conservation area is the Cajon Creek (Cal Mat) Habitat
Conservation Management Area located approximately five miles west of the site. No impact to
a habitat conservation plan or natural community conservation plan is anticipated.
c)
d)
According to the General Plan, property that contains areas of 15-percent slopes and greater are
considered within the Hillside Management Overlay District (HMOD). The project site is
relatively flat with an approximate four percent slope. No impacts from development within a
hilIside area would result.
As shown on Figure S-9 in the City's General Plan, the project site does not occur in a fire
hazard area. The site and surrounding area are urbanized. No impacts from wildland fires are
anticipated.
e)
1)
As shown in Figure LU-4 of the City's General Plan, the project site does not occur within the
San Bernardino International Airport (SBIA) Influence Area. Therefore potential impacts to the
SBIA are not anticipated.
X. MINERAL RESOURCES - Would the project:
a) Result in the loss of availability of a known
mineral resource that would be of value to the
region and the residents of the state?
b) Result in the loss ofa 10calIy-important mineral
resource recovery site delineated on a local
general plan, specific plan or other land use
plan?
c) Be located in a Mineral Resource Zone as
adopted by the State Mining and Geology Board'
and identified in the City's General Plan?
Discussion:
-',,'
,
,,,'
a-b)
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
IncolJloration
0 0 0 t8J
o
o
t8J
o
o
o
o
t8J
No loss of valuable mineral resource will occur with the development of the project. The project
wilI demand aggregate resources during construction. Steel, wood, concrete, and asphalt will be
required as part of the construction. These resources are commercialIy available in the southern
IS 30
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
.
California region without any constraint and no potential for adverse impacts to the natural
resources base supporting these materials is forecast to occur over the foreseeable future. The
project demand for mineral resources is not significant due to the abundance of available local
aggregate resources.
c) The project site occurs within Mineral Resource Zone MRZ-2 as adopted by the State Mining
and Geology Board and as identified in the City's General Plan, Figure NRC-3. The primary
goal of mineral resource classification is to identity regionally significant mineral deposits in an
effort to conserve and develop them for anticipated aggregate production needs of the region.
The MRZ-2 areas indicate the existence of construction aggregate deposits that meet certain
State criteria for value and marketability based solely on geologic factors. By statute, the Board
does not utilize existing land uses as a criterion in its classification of Mineral Resources Zones.
Based on the urbanized location of the site, its size, and accessibility by trucks, mining would not
be feasible and therefore the proposed project would not result in the loss or availability of a
known mineral resource that could be developed.
. XI. NOISE - Would the project result in:
a) Exposure of persons to or generation of noise
levels in excess of standards established in the
City's General Plan or Development Code, or
applicable standards of other agencies?
b) Exposure of persons to or generation of
excessive groundborne vibration or
groundboume noise levels?
c) A substantial permanent increase in ambient
noise levels in the project vicinity above levels
existing without the project?
d) A substantial temporary or periodic increase in
ambient noise levels in the project vicinity
above levels existing without the project?
e) For a project located within an airport land use
plan or Airport Influence Area, would the
::. project expose people residing or working in the
project area to excessive noise levels?
0 Other:
IS 31
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
IncolJloration
0 t8J 0 0
o
o
o
t8J
o
o
o
t8J
o
o
o
t8J
o
o
o
t8J
o
o
o
o
.
.
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Discussion:
a)
Noise can be measured in the form of a decibel (dB), which is a unit for describing the amplitude
of sound. The predominant rating scales for noise in the State of California are the Equivalent-
Continuous Sound Level (l..q), and the Community Noise Equivalent Level (CNEL), which are
both based on the A-weighted decibel (dBA). L.q is defined as the total sound energy of time-
varying noise over a sample period. CNEL is defined as the time-varying noise over a 24-hour
period, with a weighting factor of 5 dBA applied to the hourly L.q for noises occurring from
7:00 p.m. to 10:00 p.m. (defined as relaxation hours) and 10 dBA applied to events occurring
between 10:00 p.m. and 7:00 a.m. defined as sleeping hours). The State of California's Office of
Noise Control has established standards and guidelines for acceptable community noise levels
based on the CNEL and L.in rating scales. The purpose of these standards and guidelines is to
provide a framework for setting local standards for human exposure to noise. Residential
development, schools, churches, hospitals, and libraries have a normally acceptable community
noise exposure range of 60 dBA CNEL to 70 dBA CNEL. Industrial development,
manufacturing, and warehousing, have a normally acceptable community noise exposure range
of 70 dBA CNEL to 80 dBA CNEL. Office buildings, businesses and professional have a
normally acceptable community noise exposure range of 67 dBA CNEL to 77 dBA CNEL.
Noise measurements conducted as part of the City's General Plan EIR indicate specific
measurements along Highland Avenue for the area between Victoria Avenue and SR-30 to be 60
dBA CNEL at a distance of 3IO feet, and 144 feet from the roadway centerline. The Senior
Residence would be constructed at a distance of 75 feet for the Highland Avenue centerline.
Residents on-site would be exposed to noise levels in excess of State and City established
standards. To ensure potential impacts from noise are reduced to a less than significant level, the.
following mitigation measure shall be implemented:
N-I: An acoustical consultant shall prepare an environmental noise assessment for the
proposed project. The assessment shall include a site inspection and long-term (24-hour)
noise measurement at the project site. Assuming that Highland Avenue is the dominant
noise source affecting the project site, the consultant shall estimate future exterior noise
exposure at the project site. Interior noise levels within the proposed project rooms, shall
be assessed based on the calculated exterior noise exposure and architectural drawings.
The assessment shall indude a noise exposure comparison to the established noise exposure
and significant criteria, and any necessary noise mitigation recommendations shall become
conditions of approval for the project.
b) Construction and post-construction activities of the proposed 90-unit Senior Residence would
not require the use of equipment that would generate excessive ground borne vibration or
ground-borne noise levels. No impacts from ground borne vibration or noise would result.
'. cod)
The proposed project is anticipated to generate short-term construction noise. The project is not
anticipated to expose people to noise levels or generate noise levels in excess of standards
established in the City's General Plan or Development Code. Adajcent sensitive receptors
IS 32
.
.
,-
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
including single-family residents to the east and south, and Patton State Hospital to the north,
would not be exposed to excessive project-related noise levels. Similarly, no significant long-
term project impacts are anticipated because the Senior Residence would not generate excessive
noise. No significant impacts from a permanent or temporary increase in ambient noise levels are
anticipated.
e) As shown in Figure LU-4 of the City's General Plan, the project site does not occur within the
San Bernardiilo International Airport (SBIA) Influence Area. No impacts from airport activity
including noise exposure from jet flyovers are anticipated.
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incolporation
No
Impact
Less Than
Significant
Impact
XII. POPULATION AND HOUSING - Would the
project:
a) Induce substantial population growth in an area,
either directly (for example, by proposing new
homes and businesses) or indirectly (for
example, through extension of roads or other
infrastructure)?
o
o
o
t8J
b) Remove existing housing and displace
substantial numbers of people, necessitating the
construction of replacement housing elsewhere?
o
o
o
t8J
c) Other:
o
o
o
o
Discussion:
a) The proposed project is the construction of a 90-unit Senior Residence The proposed project
would be compatible with adjacent residential development to the south and east. Since the
housing units are being developed exclusively for senior citizens, it is likely that most of the
residents already live within or near the area. Currently, there are not enough senior housing
developments in Highland or San Bernardino. Several of the senior mobile home parks (two
within a mile of the proposed development) have waiting lists. Construction at the site would be
short-term and would not create any new long-term construction jobs. Operation of the Senior
Residence would not create a significant amount of jobs. The development would generate two
new jobs including one full-time maintenance personnel, and one full-time front desk
receptionist. The proposed project would require an amendment to the City's Development
Code to allow Senior Housing as a conditional use within the CG-I District. As proposed, the
project would be a less intense land use, generating less traffic and people at the site than a
IS 33
.
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
commercial strip mall (a general land use along Highland Avenue). As proposed and with the
Development Code Amendment, the project would be consistent with the General Plan, and
therefore would not induce substantial population growth in an area, either directly or indirectly.
No adverse impact is anticipated.
b) The proposed project would not, displace any existing housing units, because no housing units
would be demolished as a result of the proposed project.
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
IncolJlOration
XIII. PUBLIC SERVICES
a) Would the project result in substantial adverse 0 0 t8J 0
physical impacts associated with the provision
of new or physically altered governmental
facilities, need for new or physically altered
. governmental facilities, the construction of
which could cause significant environmental
impacts, in order to maintain acceptable
service ratios, response times or other
performance objectives for any of the public
services:
Fire protection, including medical aid? 0 0 t8J 0
Police protection? 0 0 t8J 0
Schools? 0 0 0 t8J
Parks or other recreational facilities? 0 0 t8J 0
Other governmental services? 0 0 t8J 0
b) Other: 0 0 t8J 0
Discussion:
a)
Fire Protection: The City of San Bernardino Fire Department provides fire protection and
emergency medical services to the project site and vicinity. The Fire Department provides
emergency medical care (with emergency medical team personnel and paramedics), "HazMat"
(hazardous materials) teams and resources, and aircraft rescue and fire fighting services. The Fire
Department also conducts fire safety inspections of businesses, and educates the public about
safety measures through school and disaster preparedness programs.
i.
The City of San Bernardino has a mutual aid agreement with the County of San Bernardino and
the California Department of Forestry for local fire protection. The State currently is providing
IS 34
-
-
,it
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
funding and operational assistance via the State Chaparral Management and Forest Stewardship
Programs to reduce hazardous fuel accumulations, improve important wildlife habitat, and
enhance watershed value.
The City of San Bernardino Fire Department has 12 fire stations within the city limits. The
nearest station to the project site is Fire Station No. 228 located at 3398 E. Highland Avenue
approximately !I.-mile east of the project site. The current total number of personnel available to
respond to emergencies, including two battalion Chief Officers, is 5 I divided among the twelve
stations. Response time for a unit varies and depends on the location of the response site;
however, the City's adopted response time standard is five minutes or less for 90 percent of the
emergency caIls for service.
The City Council has approved a plan to relocate four of the existing fire stations within the City
Limits so that fire responses by units can achieve the adopted level of five minutes or less. Since
the nearest fire station is located less than Y, -mile from the project site, implementation of the
proposed project would not have a signific3l'lt impact on fire service response times. Developer
impact fees are coIlected at the time of building permit issuance and therefore, impacts are
considered less than significant.
Police Protection: The City of San Bernardino Police Department provides law enforcement
services for businesses and residences within the city limits. The City of San Bernardino is
divided into five Districts. The project site is located in the Eastern District. The district office
nearest the project site is located at 1535 E. Highland Avenue. AIl emergency caIls and requests
for service from the project site would be dispatched from the main police station at 710 North D
Street. As crime 3I'ld caIls for service change over time, the District's boundaries and staffing
assignments are evaluated to maintain a balance of service across the City. Staffing for the
department is not based on a particular ratio of "officers per thousand" but is determined to
provide the ability to conduct proactive community-oriented policing and problem solving.
The proposed 90-unit Senior Residence would generate 180 new residents and two new jobs.
(Estimated residents are based on a worst-case scenario with two people per unit). The City of
San Bernardino Police Department reviews staffing needs on a yearly basis and adjusts service
levels as needed to maintain an adequate level of public protection. Similarly, developer impact
fees are coIlected at the time of building permit issuance to offset project impacts. Therefore,
impacts to law enforcement are anticipated to be less than significant.
Schools: The project site is located within the boundary of the San Bernardino City Unified
School District. The proposed 90-unit Senior Residence, would generate two new jobs and an
estimated 180 new senior residences. Since the proposed development would only permit
persons of 62 years or old, no school-aged children would be generated by the proposed project.
City planning staff will review the proposed project and may elect for the project to be
considered "commercial" (i.e., the generation of two new jobs) rather than "residential" during
the assessment of school fees. The City mitigates impacts on school services through the
collection of development fees.
IS 35
-
,a,.'
"~'"
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Under Section 65995 of the California Government Code, the SBCUSD may charge
development fees to assist in the financing of school services. Education Code Section 17620
authorizes school districts to levy a fee, charge, dedication or other form of requirement against
any development project for the construction or reconstruction of school facilities provided that
the district can show justification for levying of fees. Level I fees are currently $2.63 per square-
foot of residential construction and $0.42 per square-foot of commercial construction, and are the
statutory fees allowed under Education Code 17620.
The proposed project will include an owner recreational area to be located directly behind the
proposed Residence. The project proponent has extensive experience in planning open space
recreational areas at their senior housing developments (three of which are located within the
City of San Bernardino). The area proposed for on-site recreational purposes would include:
covered bench seating areas for outdoor dining; meandering walkways; vegetable garden beds,
trellis and a rose garden, water feature, and potential open space game area.
In addition to on-site recreational areas, implementation of policies listed in the Parks and
Recreation Element of the General Plan Update, and collection of developer impact fees would
ensure impacts to parks are less than significant.
IS 36
.
.
it
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Government Services: The proposed development would not require the use of govemmental
services beyond the approval and permitting process. The proposed project, with approval of the
Development Code Amendment, would be consistent with the General Plan. Therefore, no
impact is anticipated.
Solid Waste: The proposed project will be served by the City of San Bernardino Refuse &
Recycling Division, which provides collection services to residential and commercial customers
for refuse, recyclables, and greenwaste. Materials that are not recycled in compliance with the
Integrated Waste Management Act (AB 939) are taken to one of two regionallandfilIs in the
valley (San Timoteo: permitted until 2026 or Mid-Valley: permitted until 2033).
According to the California Integrated Waste Management Board's estimated solid waste
generation rates, the proposed project is expected to generate approximately 450 pounds per day
(90 units times five pounds per unit per day) or 6.75 tons per month. The proposed 90-unit
Senior Residence would not generate a significant amount of additional solid waste into. the
City's waste stream. Under the General Plan land use designation ofCG, the 3.4I-acre project
site could be developed with a 75,000 square-foot commercial strip mall. Based on a
comparison of estimated waste generated by the proposed residential development and a 75,0000
square-foot commercial development, the site would be expected to generate the same amount of
waste. Refuse would be disposed of at the San Timoteo and Mid-Valley sanitary landfilIs, which
are permitted to receive 1,000 tons per day and 7,500 tons per day, respectively. The estimated
project-generated waste represents approximately 0.03 percent and 0.004 I percent of the total
permitted waste received at the landfill facilities, respectively. The solid waste collection system
would not be affected by the development of the project site.
Maintenance of Public Facilities: Construction and. post-construction activities at the Senior
Residence would not significantly increase traffic on adjacent streets (see Section XV
Transportation/Traffic). The proposed project would not require additional road maintenance by
the City. No significant impacts are anticipated.
XIV. RECREATION
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
tncolporation
0 0 t8J 0
a) Would the project increase the use of existing
neighborhood and regional parks or other
recreational facilities such that substantial
physical deterioration of the facility would
occur or be accelerated?
b) Does the project include recreational facilities
or require the construction or expansion of
recreational facilities which might have an
IS 37
o
t8J
o
o
.
.
'..,
"
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
adverse physical effect on the environment?
c) Other:
o
o
o
o
Discussion:
a-b)
The City administers a total of 52 developed parks and recreational facilities that encompass
approximately 540 acres. Based on the adopted park standard of five acres per 1,000 residents,
build-out of the City would result in a need for approximately 1,596 acres of parkland. The
General Plan designates 469 acres of public parks. Therefore, future build-out would result in a
shortfall of 1,127 acres. However, the projected shortfall is lessened somewhat because parkland
total areas do not include the three regional parks, which total 158 acres. AdditionalIy, many
school sites, community centers and senior centers throughout the City are available for
recreational activities. Furthermore, the City designates approximately 620 acres of undeveloped
open space parkland and 664 acres of public and commercial recreation, which includes private
recreational facilities, and an additional 1,312 acres of undeveloped open space and parkland and
57 acres of public and commercial recreation in the Sphere of Influence areas.
The proposed 90-unit Senior Residence would generate two new jobs. Assuming that the jobs
would be filled by new residents, an additional 0.01 acres (435 square feet) of parkland would be
required for the City to maintain its policy of five acres of parkland per 1,000 residents.
Therefore, the proposed project would contribute to the City's current insufficient parkland ratio.
However, implementation of mitigation measure PS-I would require the project proponent to
designate a portion of the site for open space/outdoor dining opportunities and recreation.
Implementation of mitigation measure PS- I contained in Section XIII of this Initial Study, and
policies listed in the Parks and Recreation Element of the General Plan Update, and collection of
developer impact fees would ensure impacts to parks are less than significant.
IS 38
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
. INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
IncolpOration
XV. TRANSPORTATION/TRAFFIC - Would the
project:
a) Cause an increase in traffic which is substantial 0 0 t8J 0
in relation to the existing traffic load and
capacity of the street system (i.e., result in a
substantial increase in either the number of
vehicle trips, the volume to capacity ratio on
roads, or congestion at intersections)?
b) Exceed, either individually or cumulatively, a 0 0 t8J 0
level of service standard established by the
county congestion management agency for
designated roads or highways?
. c) Result in a change in air traffic patterns, 0 0 0 t8J
including either an increase in traffic levels or a
change in location that results in substantial
safety risks?
d) Substantially increase hazards due to a design 0 0 t8J 0
feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
equipment)?
e) Result in inadequate emergency access? 0 0 0 t8J
f) Result in inadequate parking capacity? 0 0 t8J 0
g) Conflict with adopted policies, plans, or 0 0 0 t8J
programs supporting alternative transportation
(e.g., bus turnouts, bicycle racks)?
h) Other: 0 0 0 0
Discussion:
. a-b) The project trip generation was based upon rates obtained from the Institute of Transportation
~ Engineers (ITE), Trip Generation, 7th Edition. Under the land use designation of "Retirement
Community," the proposed development would generate a total of 236 daily vehicle trips.
Compared to a 75,000 square-foot commercial strip mall, which would generate an estimated
IS 39
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
. INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incolporation
XV. TRANSPORTATIONffRAFFIC - Would the
project:
a) Cause an increase in traffic which is substantial 0 0 t8J 0
in relation to the existing traffic load and
capacity of the street system (i.e., result in a
substantial increase in either the number of
vehicle trips, the volume to capacity ratio on
roads, or congestion at intersections)?
b) Exceed, either individualIy or cumulatively, a 0 0 t8J 0
level of service standard established by the
county congestion management agency for
designated roads or highways?
I . c) Result in a change in air traffic patterns, 0 0 0 t8J
including either an increase in traffic levels or a
I change in location that results in substantial
safety risks?
d) Substantially increase hazards due to a design 0 0 t8J 0
feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
equipment)?
e) Result in inadequate emergency access? 0 0 0 t8J
f) Result in inadequate parking capacity? 0 0 t8J 0
g) Conflict with adopted policies, plans, or 0 0 0 t8J
programs supporting alternative transportation
(e.g., bus turnouts, bicycle racks)?
h) Other: 0 0 0 0
Discussion:
,. a-b) The project trip generation was based upon rates obtained from the Institute of Transportation
Engineers (lTE), Trip Generation, th Edition. Under the land use designation of "Retirement
..,.
Community," the proposed development would generate a total of 236 daily vehicle trips.
Compared to a 75,000 square-foot commercial strip malI, which would generate an estimated
IS 39
e
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
3,220 vehicle trips per day, the proposed project would generate a significantly less amount of
traffic, approximately 2,985 less trips than a commercial development.
The City of San Bernardino General Plan and Circulation Element were adopted in accordance
with CEQA requirements, and any roadway improvements within the City of San Bemardino
that are consistent with these documents are not considered a significant impact, so long as the
project contributes its "fair share" funding for improvements. Potential impacts from an increase
in traffic are considered less than significant.
c) As shown in Figure LU-4 of the City's General Plan, the project site does not occur within the
San Bernardino International Airport (SBIA) Influence Area. Therefore potential impacts to air
traffic patterns would not result.
d) The proposed project would not create or substantially increase hazardous conditions due to its
design. There are no sharp curves, dangerous intersections, or incompatible uses that would
interfere with traffic flow. Access to the site would be provided by a 30-foot driveway along
Central Avenue. As proposed, the site design eliminates potential traffic hazardous as no new
driveways would be constructed along Highland Avenue and residential traffic would be diverted
to an existing street (Central Avenue).
-
e)
The proposed site plan would be reviewed by the City Fire Department to ensure adequate access
for fire apparatus is provided. No significant impacts are anticipated.
f) According to the City's Development Code the proposed project is required to provide 135
parking spaces (1.5 parking spaces per unit). The site plan allocates a total of 60 parking spaces
(0.66 spaces per unit), a deficiency of 75 spaces. The project proponent is requesting a parking
reduction. Telacu Housing prepared a parking analysis for 15 affordable (low income) senior
housing developments within southern California. The study concluded that parking ratios of 0.5
spaces per unit was sufficient for affordable senior housing, because residences qualified to
purchase the units (at least 62 years of age and low income status) do not have the means to drive
due to the high costs of owning a car (i.e., auto insurance, maintenance). The proposed
development is located across the street from a bus stop. Therefore a less than significant impact
is anticipated.
g) The proposed project will not conflict with existing policies regarding alternative transportation
and no impact is anticipated. No increased hazards to bicyclists or pedestrians would result.
"
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incolporation
Less Than
Significant
Impact
No
Impact
XVI. UTILITIES AND SERVICE SYSTEMS -
Would the project:
IS 40
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
-- INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
a) Exceed wastewater treatment requirements of 0 0 t8J 0
the Santa Ana Regional Water Quality
Control Board?
b) Require or result in the construction of new 0 0 D. t8J
water or wastewater treatment facilities or
expansion of existing facilities, the
construction of which would cause significant
environmental effects?
c) Require or result in the construction of new 0 0 0 t8J
storm water drainage facilities or expansion of
existing facilities, the construction of which
could cause significant environmental effects?
- d) Have sufficient water supplies available to 0 0 t8J 0
serve the project from existing entitlements
and resources, or are new or expanded
entitlements needed?
e) Result in determination by the wastewater 0 0 0 t8J
treatment provider which serves or may serve
the project that it has adequate capacity to
serve the project's projected demand in
addition to the provider's existing
commitments?
f) Be served by a landfill with sufficient 0 0 0 t8J
permitted capacity to accommodate the
project's solid waste disposal needs?
g) Comply with federal, state, and local statutes 0 0 0 t8J
and regulations related to solid waste?
h) Other: 0 0 0 0
ie Discussion:
a,b,e) The proposed project will be served by the City of San Bernardino sewer system, which has
waste treated by the San Bernardino Water Reclamation Plant (SBWRP). The proposed project
IS 41
.
-
d)
".t
:,~}
,:~:!
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
would generate wastewater that can be discharged to a municipal system with sufficient capacity.
The SBWRP is a regional plant that serves a larger population than just the City of San
Bernardino (Lama Linda, Highland and San Bernardino International Airport). The existing flow
to the SBWRP of 28 MGD could be expected to increase cumulatively by 20.2 MGD for a total
General Plan buildout flow of 48.2 MGD. This amount would exceed the existing design
capacity of 33 MGD by 15.2 MGD. Additional facilities would need to be built or expansion of
existing facilities would need to be completed to accommodate the proposed build-out in the
service area of the SBWRP.
The wastewater collection system is currently experiencing deficiencies and the Wastewater
Collection System Master Plan report of 2002 predicted an increase in system pipe capacity
deficiencies of 57,022 out of 750,718 linear feet of pipe by the year 2025. That report was not
based on the build-out projections presented in the General Plan EIR.
Mitigation presented in the City's General Plan EIR requires the City to update the Wastewater
Collection System Master Plan to reflect General Plan Update build-out statistics, review
treatment facility capacity periodically and adjust Sewer Capacity Fees when appropriate in
consultation with participating communities to accommodate construction of new or expanded
wastewater treatment and collection facilities.
The project is projected to generate 20,250 gallons per day (gpd) of wastewater flow (based on
75 percent of water use to sewer). These flows would be accommodated with existing capacities
of both the sewer system and the SBWRP. The project is consistent with the General Plan and
would be required to meet the requisites of the City of San Bernardino and the Santa Ana
Regional Water Quality Control Board regarding wastewater quality. Impacts are considered less
than significant. .
c)
Storm drains and flood control facilities within the planning area include natural and man-made
channels, storm drains, street waterways, natural drainage courses, dams, basins, and levees.
Storm drain and flood control facilities are administered by the City of San Bernardino, San
Bernardino County Flood Control District, ACOE, and the San Bernardino International Airport
and Trade Center. Design and construction of storm drain and flood control facilities are the
responsibility of the City Public Works Department. The proposed project would not require the
construction of new storm water facilities. As discussed with the City, stormwater would be
controlled by an on-site percolation detention pond with an outlet to Central Avenue (see Section
VIII of this Initial Study for a detailed discussion of the existing and proposed on-site storm
water system). Details of the system would be reviewed and approved by the Public Works staff.
No impacts are anticipated.
The San Bernardino Municipal Water Department (SBMWD) provides domestic water service in
the City. The SBMWD serves an area of approximately 43 square miles with 35,246 service
connections. The Department produces water from groundwater wells that equates to over 497
gallons per capita per day, with the average meter.ed consumption of 330 gallons per capita per
day. Currently, the SBMWD available groundwater supply is approximately 49,460 acre-feet per
year or 16.1 billion galIons per year.
IS 42
.
-
'.
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
The San Bernardino Valley Municipal Water District (SBVMWD) was formed in 1954 to plan
long-range water supply for 'the San Bernardino Valley. It imports water into its service area
through participation in the California State Water Project and manages groundwater storage
within its boundaries. SBVMWD covers about 325 square miles and includes the cities and
communities of San Bernardino, and other cities within the region.
The Senior Residence is projected to have a water demand of approximately 27,000 gallons per
day (150 gallons per person per day). The project's water supply requirements will be assessed
during project review and approval. The applicant will be required to pay fees for service to the
SBMWD. A less than significant impact is anticipated.
fig) The proposed project will be served by the City of San Bernardino Refuse & Recycling Division,
which provides solid waste collection services to residential and commercial customers for
refuse, recyclables, and greenwaste. Materials that are not recycled in compliance with the
Integrated Waste Management Act (AB 939) are taken to one of two regional landfills in the
valley (San Timoteo: permitted until 2026 or Mid-Valley: permitted until 2033). According to
the California Integrated Waste Management Board's estimated solid waste generation rates, the
proposed project is expected to generate approximately 450 pounds per day (90 units times five
pounds per unit per day) or 6.75 tons per month. The proposed 90-unit Senior Residence would
not generate a significant amount of additional solid waste into the City's waste stream. Under
the General Plan land use designation of CG-I, the 3.4I-acre project site could be developed
with a 75,000 square-foot commercial strip mall. Based on a comparison of estimated waste
generated by the proposed residential development and a 75,000 square-foot commercial
development, the site would be expected to generate the same amount of waste. Refuse would
be disposed of at the San Timoteo and Mid-Valley sanitary landfills, which are permitted to
receive 1,000 tons per day and 7,500 tons per day, respectively. The estimated project-generated
waste represents approximately 0.03 percent and 0.0041 percent of the total permitted waste
received at the landfill facilities, respectively. The solid waste collection system would not be
affected by the proposed project.
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incolporation
Less Than
Significant
Impact
No
Impact
XVII. MAl~DATORY FINDINGS OF
SIGNIFICANCE
a) Does the project have the potential to degrade
the quality of the environment, substantially
reduce the habitat of a fish or wildlife species,
cause a fish or wildlife population to drop
below self-sustaining levels, threaten to
eliminate a plant or animal community,
reduce the number or restrict the range of a
o
t8J
o
o
IS 43
.
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
rare or endangered plant or animal or
eliminate important examples of major
periods of California history or prehistory?
b) Does the project have impacts that are
individualIy limited, but cumulatively
considerable? ("Cumulatively considerable"
means that the incremental effects of a project
are considerable when viewed in connection
with the effects of past projects, the effects of
other current projects, and the effects of
probable future projects.)
o
o
o
t8J
c) Does the project have environmental effects
which will cause substantial adverse effects
on human beings, either directly or indirectly?
o
o
o
t8J
Discussion:
.
a)
The project site does not occur within an area designated as critical habitat for any biological
resource. The site and surrounding area occur within a developed industrial area. No substantial
adverse effect, either directly or through habitat modifications, on any species identified as a
candidate, sensitive, or special status species in local or regional plans, policies, or regulations,
or by the California Department of Fish and Game or the USFWS is anticipated.
In June 2006, the San Bernardino County Museum Archaeological Information Center,
conducted a Historical Resources Record Search for the project site. The record search indicated
that no prehistoric archeological resources, ethnic resources, or cultural resources are known to
occur on-site. There are a total of 23 pending historic structures alI occurring inside Patton State
Hospital grounds, and one heritage property (its location was not noted in the record search).
According to the records search, two area-specific surveys, and six general area overviews have
been prepared for the project area. The records search concluded that based on available
historical records and maps, the sensitivity for historic archaeological resources is considered
high, and moderate for prehistoric archaeological resources. The record search noted that the
potential for Prehistoric Archaeological Resources was based on sites found to the north. The
potential for Historic Archaeological Resources associated with the Highland Motor Line RR as
shown on historic maps, and a possible potter's field cemetery is said to be on or next to the
property. Implementation of mitigation measure CR-I would ensure potential impacts to
archaeological resource are reduced to a less than significant level.
. b)
Impacts associated with the proposed project would not be considered adverse or unfavorable.
The project is not anticipated to generate significant amounts of air pollutants. The addition of
landscaping and lighting of the proposed development would be required to comply with the
IS 44
.
.
.
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
regulations set forth in the City's Development Code. No significant cumulative adverse impacts
are expected with implementation of the proposed development.
c) Proposed development at the site would not cause substantial long-term adverse effects on
human beings, either directly or indirectly. During construction, exhaust emissions from
construction vehicles and equipment and fugitive dust generated by equipment traveling over
exposed surfaces, would increase NOx and PM\o levels in the area. Although the proposed
project would not exceed SCAQMD thresholds during construction, the applicant will be
required to implement the SCAQMD conditions as listed in Section III of this Initial Study.
Additionally, the project shall comply with, Rules 402 nuisance, and 403, fugitive dust, which
require the implementation of Best Available Control Measures (BACM) for each fugitive dust
source, and the Air Quality Management Plan (AMCP), which identifies Best Available Control
Technologies (BACT) for area sources and point sources, respectively.
Construction activities would not create a significant hazard to the public or the environment
through the routine transport, use, or disposal of hazardous materials, because construction of the
facilities would not involve such activities. Residential development is not associated with the
routine transport or use of hazardous materials.
IS 45
e
" 8.
\e
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
REFERENCES. The following references cited in the Initial Study are on file in the Development
Services Department.
I. San Bernardino General Plan, November I, 2005.
2. San Bernardino General Plan Update and Associated Specific Plans EIR, The Planning Center,
July 25, 2005
3. City of San Bernardino Development Code
4. South Coast Air Quality Management District, CEQA Air Quality Handbook
5. Water Quality Management Plan for the TELACU Housing - San Bernardino IV, comer of
Highland/Central Avenue, San Bernardino, CA., DCI Engineering, April 2008
6. Geotechnical Engineering Investigation, Proposed Senior Housing, Southeast Comer of Highland
Avenue and Central Avenue, San Bernardino, CA. Geotechnologies, Inc., June 25, 2007.
7. TELACU Housing Jurisdictional Drainage Evaluation, Lilbum Corporation, July 7, 2008.
Hydrology/Hydraulic Study Report, TELACU San Bernardino IV, David J. Mac Arthur,
Registered Professional Engineer, April 2008, revised July 2008.
IS 46
TELACU Housing
Jurisdictional Drainage Evaluation
San Bernardino IV
PREPARED FOR:
TELACU Housing - San Bernardino IV, Inc.
5400 East Olympic Boulevard. Suite 300
Los Angeles, Ca 90022
PREPARED BY:
Lilbum Corporation
1905 Business Center Drive
San Bernardino, CA 92408
909-890-18 I 8
CERTIFICATION: I hereby certify that the statements furnished in this report present the data
and information required for this biological evaluation, and that the facts. statements, and
information presented are true and correct to the best of knowledge and belief
SIGNA HiRE:
DATE:
7-z "-08
-
.
'Ftf'
'-:..
"<
TELACU Housing
Jurisdictional Drainage Evaluation
San Bernardino IV
On July 7, 2008 Lilbum Corporation visited the TELACU San Bernardino IV property located at
the southeast comer of Highland Avenue and Central Avenue in the City of San Bernardino, CA.
The purpose of the site visit was to evaluate the water drainage located on the north end of the
property for its jurisdiction under state and federal laws.
The property is located on the southeast comer of Highland Avenue and Central Avenue in the
City of San Bernardino, CA. TELACU is proposing an affordable senior housing development
(Senior Residence) that would include a three-story, approximate 72,000 square-foot building
with one two-bedroom unit, and 89 one-bedroom units, for a total of 90 units. The development
would also include laundry facilities, multi-purpose room, kitchen, and arts and crafts room. The.
90-unit Senior Residence would be constructed on the vacant 3.4 I -acre site.
The drainage isa man-made cement and cobble lined channel. It is located on the north end of
the property, and it forms the south side of Highland Avenue. The lined drainage is 523 feet long
by 12 feet wide, for a total of 6276 square feet (0.14 acres). The drainage was constructed to
accommodate flows from an unnamed drainage located to the northeast of Highland Avenue.
The construction of Highland A venue and Patton State Hospital necessitated the drainage be
diverted and rerouted through this constructed channel. The drainage runs east to west along the
north end of the property and continues on through a cement lined channel through the adjacent
property, eventually connecting to Sand Creek.
The Califomia Department of Fish and Game (CDFG) is responsible for conserving, protecting,
and managing California's fish, wildlife, and native plant resources. To meet this responsibility,
the law requires any person, state or local governmental agency, or public utility to notify the
CDFG before beginning an activity that will substantialIy modify a river, stream, or lake. If
CDFG determines that the activity could substantially adversely affect an existing fish and
wildlife resource, a Section 1602 Lake or Streambed Alteration Agreement is required.
For the purposes of clarification, a "stream" is defined by the state: a body of water that flolVs at
least periodically or intermittently through a bed or channel having banks and supports fish or
other aquatic life. This includes water courses having a surface or subsurface flolV that supports
or has supported riparian vegetation.
The Regional Water Quality Control Board (RWQCB) regulates activities pursuant to Section
401(a)(I) of the federal Clean Water Act (CWA) as well as the Porter-Cologne Water Quality
Act (Water Code Section 13260). Section 401 of the CWA specifies that certification ii-om the
State is required for any project requesting a federal license or permit to conduct any activities
including, but not limited to, the construction or operation of facilities that may result in any
discharge into navigable waters, The certification shall originate from the state in which the
. discharge originates or will originate, or, if appropriate, from the interstate water pollution
control agency having jurisdiction over the navigable water at the point where the discharge
originates or will originate. Any such discharges will comply with the applicable provisions of
Sections 301, 302, 303, 306, and 307 of the CWA. The Porter-Cologne Water Quality Act
requires "any person discharging waste, or proposing to discharge waste, within any region that
could affect the waters of the state to file a report of discharge." Discharge of fill material into
"waters" of the state which does not fall under the jurisdiction of the United States Army Corps
of Engineers (ACOE) pursuant to Section 404 of the Clean Water Act, may require authorization
through application of Waste Discharge Requirements or through waiver of Waste Discharge
Requirements.
The U.S. Army Corps of Engineers regulates "discharge of dredged or fill material" into
wetlands and waters of the United States, which includes tidal waters, interstate waters, and "all
other waters, interstate lakes, rivers, streams (including intermittent streams), mud flats, sand
flats, wetlands, sloughs, prairie potholes, wet meadows, playa lakes or natural ponds, the use,
degradation, or destruction of which could affect interstate or foreign commerce or which are
tributaries to waters subject to the ebb and flow of the tide" (33 C.F.R. 328.3(a)), pursuant to
provisions of Section 404 of the Clean Water Act.
.
The ACOE requires that the 1987 Corps of Engineers Wetlands Delineation Manual
(Em;romnental Laboratories, 1987) be used for delineating wetlands and waters of the United
States. To qualify for wetland status; vegetation, soils, and hydrologic parameters must all be
met. "Waters" of the U.S. are delineated based upon the "ordinary high water mark" as
determined by erosion, the deposition of vegetation or debris, and changes in vegetation within
rivers and streams.
Based on the physical, chemical, and biological characteristics of the drainage located on the
TELACU property (see Figure I), the project will not need a CDFG Streambed Alteration
Agreement, a Section 404 Clean Water Act Permit from the ACOE or Section 401 Certification
from the RWQCB. The drainage is a man-made ditch that does not have a naturally-created
ordinary high water mark, a bed, bank or channel, and does not support any riparian vegetation.
However, the proposed project would disturb 3.4 I acres and therefore would be subject to the
National Pollutant Discharge Elimination System (NPDES) permit requirements. The State of
California is authorized to administer various aspects of the NPDES. Construction activities
covered under the State's General Construction permit include removal of vegetation, grading,
excavating, or any other activity that causes the disturbance of one-acre or more. The General
Construction permit requires recipients to reduce or eliminate non-storm water discharges into
stormwater systems, and to develop and implement a Storm Water Pollution Prevention Plan
(SWPPP). The purpose of a SWPPP is to: I) identify pollutant sources that may affect the quality
of discharges of stormwater associated with construction activities; and 2) identify, construct and
implement stormwater pollution control measures to reduce pollutants in storm water discharges
from the construction site during and after construction. TELACU wilI prepare a SWPPP for the
project that will require approval by the City of San Bernardino.
--
In addition to complying with NPDES requirements, the City of San Bernardino also requires the
preparation of a Water Quality Management Plan (WQMP) for development projects that falI
2
.
.
,A
'ilfl
within one of eight project categories established by the R WQCB. Since the proposed project
includes the construction of a new parking lot it falls within RWQCB's Project Category No.8
which includes the addition or creation of 5,000 or more square feet of impervious surface on a
currently vacant site. In April 2008, the project proponent submitted a WQMP to the City for
review and approval.
Figure I. Cement and cobble lined channel at north boundary of TELACU property.
3
.
.
..
ATTACHMENTG
:\11 TI GA TION MONITORING/REPORTING PROGRAM
Development Code Amendment No. 08-01
& Conditional Use Permit No. 08-28
This Mitigation Monitoring and Reporting Plan has been prepared to implement the mitigation
measures outlined in the Initial Study for Development Code Amendment No. 08-01 &
Conditional Use Permit No. 08-28. This plan has been prepared in compliance with the
California Environmental Quality Act (CEQA) and the State and City of San Bernardino CEQA
Guidelines.
CEQA Section 2 I 081.6 requires adoption of a monitoring and/or reporting plan for those
measures or conditions imposed on a project to mitigate or avoid adverse effects on the
environment The law states that the monitoring or reporting plan shall be designed to ensure
compliance during project implementation.
The Mitigation Monitoring and Reporting Plan contain the following elements:
L
. The mitigation measures are recorded with the action and procedure necessary to
ensure compliance. The plan lists the mitigation measures contained within the
Initial Study.
A procedure for compliance and verification has been outlined for each
mandatory mitigation action. This procedure designates who will take action,
what action will be taken and when, and to whom and when compliance will be
reported.
The plan contains a separate Mitigation Monitoring and Compliance Record for
each action. On each of these record sheets, the pertinent actions and dates will be
logged, and copies of permits, correspondence or other data relevant will be
retained by the City of San Bernardino.
The plan is designed to be flexible. As monitoring progresses, changes to
compliance procedures may be necessary based upon recommendations by those
responsible for the plan. If changes are made, new monitoring compliance
procedures and records will be developed and incorporated into the plan.
2,
,
J,
4.
The individual measures and accompanying monitoring/reporting actions follow. They are
numbered in the same sequence as presented in the Initial Study.
-
e
Mitigation Monitoring and Reponing Plan
DCA No, 08-01 & CUP No, 08-28
Page 2
MITIGATION MEASURES
III. AIR QUALITY
To further reduce impacts from VOC emtsstons, the applicant will be required to
implement the following conditions as required by SCAQMD:
1. The contractor shall utilize (as much as possible) pre-coated building materials
and coating transfer or spray equipment with high transfer efficiency, such as high
volume, low pressure (HVLP) spray method, or manual coating applications such
as paint brush, hand roller, trowel, dauber, rag, or sponge.
~ The contractor shall utilize water-based or low VOC coating as well as the
following conditions as required by SCAQMD:
. Use Super-Compliant VOC paints whenever possible.
. If feasible, avoid painting during peak smog season: July, August, and
September,
. Recycle leftover paint. Take any leftover paint to a household hazardous
waste center; do not mix leftover water-based and oil-based paints.
. Keep lids closed on all paint containers when not in use to prevent VOC
emissions and excessive odors. '
. For water-based paints, clean up with water only. Whenever possible, do not
rinse the clean-up water down the drain or pour it directly into the ground or
the storm drain. Set aside the can of clean-up water and take it to a hazardous
waste center (www.c1eanup.org).
. Recycle the empty paint can.
. Look for non-solvent containing stripping products.
. Use Compliant Low-VOC cleaning solvents to clean paint application
equipment.
. Keep all paint and solvent laden rags in sealed containers to prevent VOC
emissions,
IMPLEMENTATION AND VERIFICATION
Public Works and Planning staffshall review this development project.
COMPLIANCE RECORD
When Required: The verification shall be completed prior to issuance of grading permit.
WRiTTEN VERIFICATION PREPARED BY:
Lit DATE PREPARED:
-
Mitigation Monitoring and Reponing Plan
DCA No. 08-01 & CUP No, 08-28
Page 3
The project proponent shall ensure that any portion of the site to be graded shall
be pre-watered prior to the onset of grading activities.
(a) The project proponent shall ensure that watering of the site or other soil
stabilization method shall be employed on an on-going basis after the
initiation of any grading activity on the site. Portions of the site that are
actively being graded shall be watered regularly to ensure that a crust is
formed on the ground surface, and shall be watered at the end of each
workday.
(b) The project proponent shall ensure that all disturbed areas are treated to
prevent erosion until the site is constructed upon.
(c) The project proponent shall ensure that landscaped areas are installed as soon
as possible to reduce the potential for wind erosion.
(d) The project proponent shall ensure that all grading activities are suspended
during first and second stage ozone episodes or when winds exceed 25 miles
per hour.
.
During construction, exhaust emissions from construction vehicles and equipment and
fugitive dust generated by equipment traveling over exposed surfaces, would increase
NOx and PMIO levels in the area. Although the proposed project does not exceed
SCAQMD thresholds during construction, the applicant will be required to implement the
following conditions as required by SCAQMD:
2. To reduce emissions, all equipment used in grading and construction must be
tuned and maintained to the manufacturer's specification to maximize efficient
burning ofvehicIe fuel.
3. The project proponent shall ensure that existing power sources are utilized where
feasible via temporary power poles to avoid on-site power generation during
construction.
4, The project proponent shall ensure that construction personnel are informed of
ride sharing and transit opportunities.
5. All buildings on the project site shall conform to energy use guidelines in Title 24
of the California Administrative Code.
6. The operator shall maintain and effectively utilize and schedule on-site equipment
in order to minimize exhaust emissions from truck idling.
.,a
'.
-
.
'.
Mitigation Monitoring and Reponing Plan
DCA No. 08-01 & CUP No, 08-28
Page 4
7.
The operator shall comply with all existing and future CARB and SCAQMD
regulations related to diesel-fueled trucks, which may include among others:
(I) meeting more stringent emission standards; (2) retrofitting existing engines
with particulate traps; (3) use oflow sulfur fuel; and (4) use of alternative fuels or
equipment.
IMPLEMENTATION AND VERIFICATION
Public Works and Planning staff shall review this development project.
COMPLIANCE RECORD
When Required: The verification shall be completed prior to issuance of grading permit and
during construction.
WRITTEN VERIFICATION PREPARED BY:
DATE PREPARED:
-
-
.
Mitigation Monitoring and Reponing Plan
DCA No. 08-01 & CUP No. 08-28
Page 5
V. CULTURAL RESOURCES
CR- I: An archaeological monitor shall be on-site during earthwork and grading activities. If
prehistoric or historic artifacts over 50 years in age are encountered during land modifications,
then aClivities in the immediate area of Ihe finds shall be halted and the monitor shalI assess Ihe
find, detemline its significance, and make recommendations for mitigation measures In
accordance with Ihe guidelines of the California Environmental Qualily Act.
IMPLEMENTATION AND VERIFICATION
Building & Safety and Planning staff shall review this development project
COMPLIANCE RECORD
When Required: The verificalion shall be completed prior to issuance of grading permits and
monitored during the life of the grading process.
WRITTEN VERIFICATION PREPARED BY:
DATE PREPARED:
CR-2: Should resources be unearthed during grading, a vertebrale paleontologist shall be
contacted to determine the significance, and make recommendations for appropriate mitigation
measures in compliance with the guidelines of the California Environmental Quality Act.
IMPLEMENTATION AND VERIFICATION
Building & Safety and Planning staff shall review this development project
COMPLIANCE RECORD
When Required: The verification shall be completed prior to issuance of grading permits and
monitored during the life oflhe grading process.
WRITTEN VERIFICATION PREPARED BY:
DATE PREPARED:
.
.
,c.
',~
Mitigation Monitoring and Reponing Plan
DCA No. 08-01 & CUP No. 08-28
Page 6
VI.
GEOLOGY AND SOILS
GS-l: Prior to foundation excavation, existing fill materials and upper native soils shall
be removed to a depth of three feet below proposed foundations, or five feet
below the existing site grade (whichever is deeper), and recompacted. Excavation
shall extend at least five feet beyond the edge of foundations or for a distance
equal to the depth of fill below the foundations, whichever is greater. Subsequent
to removals, the exposed grade shall be scarified to a depth of six inches,
moistened to optimum moisture content, and recompacted in excess of the
minimum required comparative density.
GS-2: All vegetation, existing fill, and soft or disturbed earth materials shall be removed
from the area to receive controlled fill. The excavated areas shall be carefully
observed by the geotechnical engineer prior to placing compacted fill.
GS-3: Field observations and testing shall be performed by a representative of the
geotechnical engineer during grading to assist the contractor in obtaining the
required degree of compaction and the proper moisture content.
dS-4: When rain is forecast all fill that has been spread and awaits compaction shall be
property compacted prior to stopping work for the day or prior to stopping due to
inclement weather. These fills, once compacted, shall have the surface sloped to
drain to an area where water can be removed.
GS-5: Temporary drainage devices shall be installed to colIect and transfer excess water
to the street. Drainage shall not be permitted to pond on-site or allowed to flow
uncontrollably over any descending slope.
IMPLEMENTATION AND VERIFICATION
Building & Safety and Planning staff shall review this development project.
COMPLIANCE RECORD
When Required: The verification shall be completed prior to issuance of grading permit and
monitored during the life of the grading process.
WRiTTEN VERIFICATION PREPARED BY:
DATE PREPARED:
Mitigation Monitoring and Reporting Plan
DCA No. 08-01 & CUP No. 08-28
Page 7
. VIII. HYDROLOGY AND WATER QUALITY
W - I: All on-site residents shall be informed of all on-site activity restrictions including:
no vehicle washing, fueling or maintenance, no hosing on paved areas, no trash
on-site, and no interference or alteration of any drainage pattern.
W-2: All on-site employees upon hire date and annually thereafter shall be trained to
ensure cleaning, maintenance and refinishing/painted is in conformance with
approved BMPs for the site. Trained personnel shall sweep on a monthly basis,
and inspect catch basis on quarterly and clean as on an as needed basis.
W-3: All on-site storm drain inlets shall be marked with "No Dumping - Drains to
River."
W -4: Landscaping shall correlate to the climate, soils, related natural resources and
existing vegetation of the site, as well as type of development proposed.
W-5: Proposed architectural plans shall ensure all roofs will dfain into the proposed
landscape areas. Roof runoff shall be maintained clean and free from trash and/or
debris at all times to ensure proper drainage of storm waters.
.
W-6: A SWPPP shall be prepared and BMP educational materials shall be provided to
all senior residents, and all employees.
W-7: On-site trash enclosures shall be paved with an impervious surfaced designed not
to allow run-on from adjoining areas, and shall be walled to prevent off-site
transport of trash. All on-site trash containers shall include attached lids to
minimize rain. Trash storage areas shall be kept clean and free of debris.
W-8: Irrigation methods shall be utilized to minimize runoff of excess irrigation water
across impervious surfaces and into the storm water conveyance system. Such
methods shall include employing rain-triggered shutoff devices to eliminate or
reduce irrigation during and after precipitation. Water conservation devices such
as programmable irrigation timers and soils sensors shall also be installed.
W-9: The parking lot and all on-site drive aisles shall be swept on a monthly basis.
W -10: Riprap shall be installed along all swales to prevent scouring of soils.
.
-
-
,-
Mitigation Monitoring and Reponing Plan
DCA No. 08-01 & CUP No, 08-28
Page 8
IMPLEMENTATION AND VERlFICA nON
Public Works and Planning staff shall review this development project.
COMPLIANCE RECORD
When Required: The verification shall be completed prior to issuance of grading permit and
monitored during the life of the grading process.
WRITTEN VERIFICATION PREPARED BY:
DATE PREPARED:
_ XI. NOISE
Mitigation Monitoring and Reporting Plan
DCA No, 08-01 & CUP No. 08-28
Page 9
Construction and ventilation recommendations as stated in the acoustical
analysis from Davy and Associates Inc., dated December 11, 2008, shall be
incorporated as part of the final construction plans! drawings
IMPLEMENTATION AND VERIFICATION
Building & Safety, Public Works and Planning staff shall review this development project.
COMPLIANCE RECORD
When Required: The verification shall be completed prior to issuance of grading permits and
prior to construction of slabs-on grade and/or pavement.
WRITTEN VERIFICATION PREPARED BY:
DATE PREPARED:
.
:'".."
"
.
.
A
:;"",
Senior Housing
Housing Units
Total parking spaces
Total assigned parking spaces
Percentage of utilized spaces
Manor
Housing Units
Total parking spaces
Total assigned parking spaces
Percentage of utilized spaces
Terrace
Housing Units
Total parking spaces
Total assigned parking spaces
Percentage of utilized spaces
Casa
Housing Units
Total parking spaces
Total assigned parking spaces
Percentage of utilized spaces
Senior Court
Housing Units
Total parking spaces
Total assigned parking spaces
Percentage of utilized spaces
Villa
Housing Units
Total parking spaces
Total assigned parking spaces
Percentage of utilized spaces
TELACU Las Flores
Housing Units
Total parking spaces
Total assigned parking spaces
Percentage of utilized spaces
TELACU Las Palomas
Housing Units
Total parking spaces
T ota! assigned parking Spaces
Percentage of utilized spaces
ATTACHMENT H
TELACU Senior Housing
Total Parking Spaces
(Hawthorne)
75
32
31
97%
(Commerce)
75
54
30
56%
(Hawthorne)
75
24
2t
88%
(East Los Angeles)
75
49
19
39%
(Baldwin Park)
75
44
24
55%
(Moreno Valley)
75
58
28
48%
(pacoima)
75
41
24
59%
(Baldwin Park)
75
33
44
91%
e TELACU Villa Hermosa (Whittier)
Housing Units 75
Total parking spaces 49
Total assigned parking spaces 30
Percentage of utilized spaces 90%
TELACU Pico Allso (Los Angeles)
Housing Units 75
Total parking spaces 33
Total assigned parking spaces 19
Percentage of utilized spaces 58%
TELACU Sierra Vista (San Bernardino)
Housing Units 75
Total parking spaces 34
Total assigned parking spaces 34
Percentage of utilized spaces 100%
TELACU MODte Vista (SaD BerDardiDo)
Housing Units 75
Total parking spaces 36
Total assigned parking spaces 36
Percentage of utilized spaces ' 100%
TELACU BueDa Vista (San BerDardino)
Housing Units 75
Total parking spaces 34
. Total assigned parking spaces 33
Percentage of utilized spaces 97%
TELACU Las FueDtes (Riverside)
Housing Units 75
Total parking spaces 39
Total assigned parking spaces 36
Percentage of utilized spaces 92%
10/08
.