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CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION
From: Valerie C. Ross, Interim Director
Subject: An Ordinance to amend Chapter 19.06
of the Development Code (DCA No. 10-07), to
pennit drive-thru restaurants in a specified area
of the CR-2, Commercial Regional-Downtown
land use district and Conditional Use Pennit
(CUP) No. 10-15, a request to construct a 3,714
sq. ft. drive-thru restaurant at the southeast
comer of 5th and "H" Streets, with Minor
Exception (ME) No. 10-02 to pennit a 10%
height increase for a pylon sign.
Dept: Community Development
Date: October 6, 2010
MCC Date: November 1,2010
Synopsis of Previous Council Action:
None.
Recommended Motion:
That the hearing be closed and that said ordinance be laid over for final adoption; and that CUP
No. 10-15 and ME No. 10-02 be approved based on the findings of fact and subject to the
conditions of approval and standard requirements in the Planning Commission Staff Report.
.r;, R#f-
Valerie C. Ross
Contact person:
Terri Rahhal, City Planner
Phone:
3330
Supporting data attached: Staff Report & Ordinance
Ward:
1
FUNDING REQUIREMENTS: Amount: N/ A
Source:
Acct. Description:
Finance:
Council Notes:
Agenda Item No. g J
tl- 0 {-to { 0
CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION
ST AFF REPORT
Subject:
An Ordinance to amend Chapter 19.06 of the Development Code (DCA No. 10-07), to permit
drive-thru restaurants in a specified area of the CR-2, Commercial Regional-Downtown land use
district and Conditional Use Permit (CUP) No. 10-15, a request to construct a 3,714 sq. ft. drive-
thru restaurant at the southeast comer of 5th and "H" Streets, with Minor Exception (ME) No. 10-
02 to permit a 10% height increase for a pylon sign.
APPLICANT:
In-N-Out Hamburgers
13706 Hamburger Lane
Baldwin Park, CA 91706
OWNER:
City of San Bernardino
Economic Development Agency
201 North E Street
Background:
The applicant proposes CUP No. 10-15 to construct a new In-N-Out drive-thru restaurant at the
southeast comer of 5th and "H" Streets. The proposed restaurant would replace the existing In-N-
Out restaurant on 2nd Street, which will be impacted by the 1-215 widening project. Development
Code Amendment (DCA) No. 10-07 is a proposal to amend Chapter 19.06 of the Development
Code to permit drive-thru restaurants, subject to approval of a Conditional Use Permit, on a
segment of 5th Street in the CR-2, Commerical Regional Downtown land use district. The
prosposed DCA is required to approve the proposed development project. A Minor Exception is
also requested to permit a 10% increase in the height of the proposed freeway sign, which was
justified by a flag test. The Planning Commission Staff Report (Exhibit 2) contains detailed
background information and analysis.
On September 22, 2010, the Planning Commission considered this proposal and recommended
that the Mayor and Common Council approve DCA No. 10-07, CUP No. 10-15, and ME No. 10-
02. The action of the Planning Commission was unanimous, with Commissioners Calero, Coute,
Eble, Heasley, Mulvihill, Machen, Munoz, and Sauerbrun voting in favor of the motion.
Commissioners Rawls and Durr were absent. Notice of the public hearing of this item was
mailed to surrounding property owners and published in a 118 page advertisement in the San
Bernardino County Sun on October 22,2010.
Financial Impact:
None. The applicant paid all processing fees.
Recommendation:
That the hearing be closed and that said ordinance be laid over for final adoption; and that CUP
No. 10-15 and ME No. 10-02 be approved based on the findings of fact and subject to the
conditions of approval and standard requirements in the Planning Commission Staff Report.
Attachments:
Exhibit I Location Map
Exhibit 2 Planning Commission Statement of Action and Staff Report
Exhibit 3 Ordinance
2
EXHIBIT 1
CITY OF SAN BERNARDINO
PROJECT: Development Code Amendment No.1 0-07,
Conditional Use Permit No. 10-15, and Minor
Exception No. 10-02
PLANNING DIVISION
LOCATION MAP
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EXHIBIT 2
PLANNING COMMISSION STAFF REPORT
CITY OF SAN BERNARDINO PLANNING DIVISION
CASE:
Conditional Use Permit No. 10-15, Development Code Amendment No.
10-07, & Minor Exception No. 10-02
2
September 22, 2010
I
AGENDA ITEM:
HEARING DATE:
WARD:
APPLICANT:
In-N-Out Burgers
13706 Hamburger Lane
Baldwin Park, CA 91706
Contact: Kim Kennedy
(626) 813-8211
OWNER:
City of San Bernardino Economic
Development Agency
201 North "E" Street, Suite 301
San Bernardino, CA 92401
Contact: Mike Trout
909-663-1044
REQUESTILOCA TION:
A request to construct a 3,714 sq. ft. drive-thru restaurant on 1.2 acres, subject to approval of a
request to amend Development Code Chapter 19.06 (Commercial Districts) Section
19.06.030(2)(H) and Table 06.01 to allow drive-thru restaurants subject to a Conditional Use
Permit in the CR-2 District (Commercial Re%!onal-Downtown), only on sites within the Freeway
Corridor Overlay District with frontage on 5 Street. A Minor Exception to the sign height limit
is also requested. The project site is located at the southeast comer of 5th and "H" Streets in the
CR-2, Commercial Regional land use district.
CONSTRAINTS/OVERLA YS:
Freeway Corridor Overlay, Potential Subsidence Area
ENVIRONMENTAL FINDINGS:
o Not Subject to CEQA
IS::! Exempt from CEQA, ~15332 Infill Development
o No Significant Effects
o Potential Effects
STAFF RECOMMENDATION:
IS::! Recommend Mayor and Council Approval
D Approval
IS::! Conditions
D Denial
D Continuance to:
CUP No. 10-15. & DCA No. 10-07
Hearing Date: September 22. 20 f 0
Page 2
PROJECT DESCRIPTION
The project site is located on the southeast comer of 5th and "If' Streets, in the CR-2,
Commt:rcial Regional Downtown land use district (Attachment A). The applicant requests
approval of Conditional Use Permit No. 10-15 and Development Code Amendment No. 10-07
under the authority of Development Code * 19.36.050, S 19.42.050, 919.58.050 to amend the City
of San Bernardino Development Code to allow for the development of new drive-thru restaurants
the CR-2 zone for properties within the Freeway Corridor Overlay District with street frontage
on 5th Street. Attachment E shows the sections of the City's code that are proposed to be
modified, located in 19.06.030(2)(H) as well as Permitted Uses Table 06.01.
Additionally, the proposal includes a request to construct a new 3,714 sq. ft. drive-thru restaurant
with indoor and outdoor dining areas. A reduced copy of the site plan showing the proposed
layout is included in this staff report as Attachment B. As part of the development proposal, the
applicant has provided a sign program for the new restaurant. The sign program includes a
proposal for a new 70' freestanding freeway identification sign. This sign will project slightly
above the height limit for freeway signs, though not exceeding 10% of the City's standard.
Accordingly, a minor exception from the standards governing freeway signs is proposed.
SETTING/SITE CHARACTERISTICS
The project site is comprised of two vacant parcels approximately 1.2 acres in area. The two
motels that formerly occupied the parcels were demolished in 2008 as part of land assembly
initiated by the City's redevelopment agency. The site is located at the southeast corner of the
signalized intersection of 5th and H streets. 5th Street is classified as a major arterial roadway
while "H" Street is classified as a secondary arterial roadway. The site is just east of the 1-215
Freeway. On and off-ramps for both southbound and northbound traffic on the 1-215 are planned
at the 5th Street bridge (Expected Operational by March 2011) as part of the on-going freeway
widening project. Existing land uses within proximity of the site include a senior housing
project, a vacant service station, and vacant land. The table below provides a summary of the
surrounding land uses and zoning.
S
d' L dU
dZ
urroun 109 an se an oDlne::
Existing Land Use General Plan Designation
Site Vacant J ,and CR-2, Commercial Regional Downtown
---- . ---~--_.~---
North Vacant Service Station CR-2, Commercial Regional Downtown
South _____~~ulti.:lJn~ SeniQI:_t!()_~sj~L_____ __S::R-2, C~)mmer~ial Regional DowntO\\'TI
-_._-~
East Vacant I.and CR-2, Commercial Regional Downtown
---
West 1-215 Freeway N/A
.- -
CUP No. 10-15, & DCA No. 10-07
Hearing Date: September n. 20 10
Page 3
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
The Development/Environmental Review Committee (D/ERC) reviewed the proposed project on
September 2. 2010 and recommended a determination that the project is exempt from CEQA
under Section 15332 as an infill development project. This exemption allows for the construction
of small development projects that meet specified criteria. The proposed project will result in the
construction of a 3,714 sq. ft. drive-thru restaurant on a 1.2 acre site consistent with the specified
criteria tor this exemption.
BACKGROUND
As part of the ongoing 1-215 freeway widening project, the In-N-Out Drive-thru restaurant at 190
North "H" Street (at 2nd Street) will be affected by the reconfiguration of the freeway off ramps
adjacent to the site. The 2nd Street location would likely have to close as the site will lose a
significant portion of its drive thru area to the reconfigured off-ramp. The Redevelopment
Agency of the City of San Bernardino. as the owners of freeway adjacent lots along 5th street,
assisted In-N-Out with the proposed relocation to the 5th Street site in order to retain this
business in the downtown.
The Development/Environmental Review Committee (D/ERC) conducted a preliminary review
of the proposed project on September 2, 20 I O. The D/ERC reviewed the plans and moved the
project to Planning Commission. The final analyses required for the project Water Quality
Management Plan (WQMP) were completed the following week, with final plans submitted for
presentation to the Planning Commission on September 22,2010.
ANAL YSIS
Currently, drive-thru restaurants are not permitted in the CR-2 land use district. the City's
downtown zoning district. DCA No 10-07 proposes revisions to the City of San Bernardino
Development Code ~ 19.06.020(0)(4), the Commercial Districts List of Permitted Uses, and
~ 19.06.030(2)(H), Land Use District Specific Standards to permit drive-thru restaurants subject
to Conditional Use Permit approval. Two qualifying criteria for development of drive-thru
restaurants in the CR-2 land use district are recommended; properties must be located within the
Freeway Corridor Overlay District (within 500 Feet of Caltrans Right-of-Way) and must have
frontage along 5th Street. The map exhibit included as a part of Attachment E shows the 4.6
acres (II assessor parcels) within the CR-2 land use district that meet the criteria of the proposed
amendment. This area, a small fraction of the total 200.7 acres with the CR-2 classification, is
appropriate to allow for auto-oriented commercial activity adjacent to the planned 1-215 freeway
off ramps at 5th Street. which is one of the City's Major Arterial roadways. The proposed
amendment provides for convenient services tor motorist at the off ramp without compromising
the pedestrian orientation integral to the CR-2 land use district.
The drive-thru design complies with the applicable development standards. However. the
development proposal includes a request for a Minor Exception from the Development Code
CUP No. 10-15. & DCA No. 10-07
Hearing Date: September n. 20 I 0
Page 4
standards for freeway sign height. A flag test performed for the site indicated that a 70 foot
freeway sign is required to effectively identify the site; as indicated in the sign program in
Attachment B. The standards in the code allow for signs to be 50 above the grade of the adjacent
freeway. Considering the grade of the adjacent otT/on ramps, the site would be allowed a
freeway identification of 65 feet in height. The proposed Minor Exception is substantiated by
the fluctuating grades of the expanded 1-215 freeway, ovcrcrossing structures, trees and other
visual obstructions. Accordingly, findings for granting Minor Exception No. 10-02 are proposed
herein.
The project, a request to amend the Development Code and construct a drive-thru restaurant, is
subject to several provisions of the City of San Bernardino Development Code, including:
Chapter 19.42 - Development Code Amendments, Chapter 19.06 - Commercial Districts,
Chapter 19.36 - Conditional Use Permits and ~ 19.06.030(2)(H) - Drive- Thru Restaurants. The
table below provides an analysis of the project for compliance with current Development Code
standards for new drive-thru restaurants. If the proposed Development Code Amendment is
granted, the site will comply with applicable development standards, as specified in the
following table:
Item Proposal Development Code General Plan
Land Use: Requires
Drive- Thru Restaurant Amendment for Consistent
Compliance
Lot Covera2e: 6.7% 100% Max. N/A
Landscape Covera2e: 27% 15% Min. N/A
Setbacks: N/A
- Front 10ft Oft
- Street Side lOft Oft
- Side 10ft Oft
- Rear 10ft 10ft
---~----
J!uilding_Heig!!~{f~____ r- 28 ft 100 ft (Max.) N/A
Parkin2: 65 46 (Min.) N/A
FINDINGS OF FACT
Development Code Amendment:
1. The proposed amendment is consistent with the General Plan.
The proposal is consistent with General Plan goals & policies as follows:
General Plan Goal 4.1. states: "Encourage economic activity that capitalizes upon the
transportation and locational strengths of San Bernardino."
CUP No. 10-15. & DCA No. 10-07
Hearing Date: September 22. 20 I 0
Page 5
General Plan Goal 4.5 states: "Identify and attract new employment types/land uses that
complement the existing employment clusters and foster long-tenn economic growth".
GeneraJ Policy 4.5.2 states: "maintain and enhance commercial regional cores and
t:conomically sound community-serving commercial concentrations by attracting new
regional outlets, maintaining the existing regional retail base, and stabilizing the future
regional rt:tail base".
The proposed amendment is consistent with the stated goals and policy, as it provides for the
current market trends for conveniences, including fast-food restaurants adjacent to a major
freeway otT-ramp.
2. The proposed amendment will not be detrimental to the public interest, health, safety,
convenience, or welfare of the City.
The proposed Development Code Amendment will only allow consideration of a Conditional
Use Permit for construction of new drive-thru restaurants for properties in the CR-2 land use
district located in the Freeway Corridor Overlay District with frontage on 5th Street. The resultant
construction and operation of drive-thru restaurants on any properties meeting the criteria of the
proposed amendment would be very limited in scope, and therefore would not be detrimental to
public interest, health, safety, convenience, or welfare of the City.
Conditional Use Permit:
1. The proposed use is conditionally permitted within, and will not impair the integrity and
character of the subject land use district and complies with all of the applicable provisions of
the Development Code.
The proposed drive-thru restaurant requires a Development Code amendment in order to be
conditionally permitted in the CR-2 land use district, as requested under DCA No. 10-07. The
project has been designed to conform to the development standards of specified for drive-thru
restaurants under ~ 19.06.030(2)(H). Therefore, the proposed project wouJd not impair the
integrity and character of the subject land use district.
2. The proposed use is consistent with the General Plan.
The project is located in the CR-2 Commercial Regional Downtown land use district, which
allows for "a mixture of regional serving retail, service, otlice, outdoor dining, entertainment,
cultural, and residential uses that enhance the downtown area as the functional and symbolic
center of the City of San Bernardino." Policy 2.2.1 requires new development to "ensure
compatibility between land uses and quality design through adherence to the standards and
regulations in the Development Code and policies and guidelines in the Community Design
Element." Additionally, Goal 5.7 encourages the development of "attractive and safe
commercial, otlice, and industrial projects that are creatively designed..." The project as
proposed is attractive, safe and compatible with surrounding uses, consistent with these General
Plan policies and goals.
CUP No. 10-15. & DCA No. 10-07
Ifearing Date: September n. 2010
Page 6
3. The approval {~l the Conditional Use Permit '/()r the proposed use is in compliance with the
requirements of the California Environmental Quality Act and SeL'fion /9.20. 030(6) olthe
Development ('ode.
The project is exempt trom CEQA under Section 15332 as an intill development project. Staff
conducted a review of the proposed project to contirm that no signiticant environmental impacts
would result from the project and that the CEQA exemption is applicable.
4. There will he no potentially significant negative impacts upon environmental lluality and
natural resources that could not he properly mitigated and monitored.
No significant negative impacts to environmental quality and/or natural resources are
anticipated to result from the construction and operation of the proposed project. The project site
was previously developed with a commercial land use, and the surrounding area is urbanized.
5. The location, size. design, and operating characteristics (if 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 will not create sign!ficant noise, trqfJic 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 proposed use is compatible with the existing and future commercial land uses within the
surrounding area. Future commercial uses on the project site are not anticipated to have any
significant objectionable impact on surrounding development. The proposed use will operate in a
manner consistent with the Development Code and the conditions of approval. On- and off-site
improvements have been designed to mitigate or avoid potential impacts of the project on
surrounding properties. Therefore, no land use conflict or adverse environmental impacts are
anticipated to result from the construction and operation of the proposed development.
6. The subject site is physically suitable for the type and density/intensity of use being proposed
The site contains ample buildable area for the proposed development. Moreover, the proposed
development complies with all standard provisions for new development in the Development
Code, including parking and landscaping requirements and architectural design guidelines.
Therefore, the site is physically suitable for the proposed drive-thru restaurant development.
7. There are adequate provisions fhr puhlic access, water, sanitation. and puhlic utilities and
services to ensure that the proposed use would not he detrimental to puhlic health and safety.
There are adequate provisions for public access, public utilities, and public services for the
proposed project. The site is located adjacent to a full range of utilities and other services, and it
is already served by existing public streets. All development and building codes applicable to
construction of the proposed project will ensure that the project would not be detrimental to
public health and safety.
CUP No. 10-15. & DCA No. 10-07
Hearing Date: Septemoer 22. ~o I ()
Page 7
~finor Exception:
1. There are special circumstances applicahle to the property, includinK si::e. shape.
topoKraphy, location or surroundings. such that the strict application of this Dnelopment
Code deprives stich property (~lprivileKes enjoyed hy other property in the vicinity and under
an identical land use district c1assifiClJtion.
A flag test performed for the site signage demonstrated that in order for a sign to effectively
identify the site, it will require a 70 foot height, a 5 foot projection into the height limit for
freeway signs (50 ft. above the elevations of the ofT/on ramps at 5th Street). The 1-215 freeway
project will result in the construction of visual obstructions (bridges, off/on ramps, and
landscaping) along the freeway view shed such that it substantiates the request for additional
height for the proposed freeway sign.
2. Granting the Minor Exception is necessary for the preservation and enjoyment of a
substantial property right possessed by other property in the same vicinity and land lIse
district and denied to the property/or which the Minor Exception is sought.
The proposed sign will be limited by the visual obstructions along the freeway. In order to
ensure the site is effectively identified from the freeway additional height is necessary.
3. Granting the Minor Exception will not be materially detrimental to the public health, safety.
or weljare, or injurious to the property or improvements in sllch vicinity and land use district
in which the property is located
Development of the proposed on-site sign is not anticipated to have any detrimental impact to the
surrounding properties or any other properties in the CR-2 land use district. Freeway signs are
an allowed use in the CR-2 land use district and the additional height will allow site
identification in conformance with main emphasis of the Development Code sign standards. The
proposed exceedance of the height limit would not degrade the appearance of the community.
4. Granting the Minor Exception does not constitute a 5pecial privilege inconsistent with the
limitations upon other properties in the vicinity and land use district in which such property
is located
The granting of the proposed minor exception does not constitute the granting of a special
privilege as the request is based on the observed constraints on visibility of the site.
5. Granting the Minor Exception does not exceed 10% of the standard(.\) being modified. or
allow a use or activity which is not otherwise expressly authorized hy the regulations
governing the suNect parcel.
The sign height standard in the Development Code aJIows for signs to 50 above the grade of the
freeway. Ba<;ed on the elevation of the site (l075 feet) and the height of the 1-215 on/ofT ramps
at 5th Street (1090 feet) the sign height will project 5 feet into the height limit for freeway signs.
The additional 5 feet does not exceed 10% of the standard being modified.
CUP No. 10-15, & DCA No. 10-07
Hearing Date: September 22, 20 I 0
Page 8
6. Granting the Afinor Exception will not he inconsistent with the General Plan.
Granting the Minor Exception will be consistent with the General Plan. General Plan Policy
2.4.3 allows for flexibility in the applicable land use standards as well as the use of creative site
planning. Specifically the General Plan states. "Where necessary to stimulate the desired mix
and intensity of development, land use flexibility and customized site development standards
shall be achieved through various master-planning devices such as specific plans, planned
development zoning. and creative site planning."
CONCLUSION
The Findings of Fact support approval of Development Code Amendment No. 10-07,
Conditional Use Permit No. 10-15 and Minor Exception No. 10-02, subject to the recommended
Conditions of Approval and Standard Requirements.
RECOMMENDA TION
Staff recommends that the Planning Commission recommend that the Mayor and Common
Council:
1. Approve Development Code Amendment No.1 0-07, and
2. Approve Conditional Use Permit No. 10-15 and Minor Exception No. 10-02 based on the
Findings of Fact contained in the Staff Report and subject to the Conditions of Approval
(Attachment C), and Standard Requirements (Attachment D).
Respectfully Submitted,
9tes?~
~~t~rq~~ Economic Development Agency
Approved for Distribution
7~
T em Rahhal
City Planner
Attachment A: Location Map
Attachment B: Site Plan
Attachment C: Conditions of Approval
Attachment D: Standard Requirements
Attachment E; Modified Code Sections
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ATTACHMENT A
CITY OF SAN BERNARDINO
PLANNING DIVISION
PROJECT: Conditional Use Permit No.1 0-15, Development
Code Amendment No. 10-07, Minor Exception
No. 10-02
LOCATION MAP HEARING DATE: September 22,2010
Project Site
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CUP No. 10-15 and DCA .No. 10-07: Attachment C
September 22. 20 I 0
CONDITIONS OF APPROVAL
Conditional Use Permit No. 10-15 &
Development Code Amendment No. 10-07
Minor Exception No. 10-02
1.
This approval authorizes the construction of a 3.714 sq. ft. drive-thru restaurant on 1.2
acres. The project is located at the southeast comer of 5th and "H" Streets in the CR-2,
Commercial Regional land use district (APN: 0134-093-40 & 41).
")
....
Within two years of development approval, commencement of construction shall have
occurred or the permit/approval shall become null and void. In addition, if after
commencement of construction, work is discontinued for a period of one year, then the
permit/approval shall become null and void. However, approval of the Conditional Use
Permit does not authorize commencement of construction. All necessary permits must be
obtained prior to commencement of specified construction activities included in the
Conditions of Approval and Standard Requirements.
Expiration Date: Two Year from the Date of Final Approval
The review authority may, upon application being filed 30 days prior to the expiration
date of CUP 10-15 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.
3.
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 his office shall
be considered as "attorneys fees" for the purpose of this condition.
As part of the consideration for issuing this permit, this condition shall remain in efrect if
this Conditional Use Permit is rescinded or revoked, whether or not at the request of
applicant.
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 mea'iurable design/site considerations shall require the
retiling of the original application and a subsequent hearing by the appropriate hearing
review authority if applicable:
CUP 1\'0. /0-/5 and DCA No. /0-07: Attachment C
September n. 20 I 0
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
finish materials that do not alter or compromise the 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 gUaf'dIltee 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 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,
ofT-street parking and ofT-street loading; and, vibration control. Any exterior structural
equipment, or utility transformers, boxes, ducts or meter cabinets shall be architecturally
screened by wall or structural element, blending with the building design and include
landscaping when on the ground.
8. The project shall comply with the requirements of other outside agencies, as applicable
(e.g. San Bernardino County Department of Environmental Health, California Board of
Equalization etc.).
9. Signs are not approved as part of this permit. Prior to establishing new signs according to
the approved Sign Program, the applicant shall submit an application and receive
approval of a Sign Permit from the Planning Division. Banners, flags, pennants, and
similar signs are prohibited unless a Temporary Sign Permit is obtained. Banners shall
not be placed on or over the roof or within landscaped areas. Signs and banners shall not
encroach into the public right-of-way.
10. The facility operator, property owner, and property management shall be responsible for
regular maintenance of the project site. The site shall be maintained in a clean manner
and free of litter and any other undesirable material(s). Loose debris shall be collected on
a daily basis and the site shall be secured from unauthorized entry and removal of
materials when attendants are not present. Vandalism, gralliti, trash and other debris
shall be removed and cleaned up within 24 hours.
I I. If the color of the building or other exterior finish materials are to be modified from the
current proposal and improvement requirements, the revised color scheme and/or finish
matcrials shall be reviewed and approvcd by the Planning Division prior to
commencement of work.
CUP No. 10-15 and DCA No. 10-07: Attachment C
Septemher 22. 20 I 0
12. Any equipment. whether on the rooC side of structure. or ground shall be screened as per
Development Code requirements in section 19.20.030(21).
13. All exterior lighting shall be energy etlicient with the option to lower or reduce usage
when the facility is closed. Any electric signage may be required to be turned otT when
the businesses are closed.
14. The windows shall provide an unobstructed view to the inside of the premises at all
times. Window signage shall not comprise more than 25% of the window area.
15. Barbed wire, razor wire, and/or concertina wire shall not be permitted on-site.
16. Security gateslbars, doors, window bars, and/or other similar security devices shall be
installed on the inside of the structure only. Video surveillance equipment installed/used
on the exterior shaIl be painted to match the structure, or treated to blend with the
architecture of the development.
17. The licensee shall be responsible for posting of signs prohibiting litter and loitering.
Management shall be responsible for enforcing this provision and maintaining the area
free of litter and graffiti.
18. Music/operational noise shall not be audible beyond the property boundaries. Menu board
Speaker or public announcement systems shall be equipped with volume control.
19. Any public telephones shall be located inside the building and shall be fixed for outgoing
calls only.
20. Submittal requirements for permit applications (building, site improvements,
landscaping, etc.) to Building Plan Check and/or Land Development shall include all
Conditions of Approval (Attachment C) and Standard Requirements (Attachment D)
issued with this approval.
21. AIl Conditions of Approval and Standard Requirements shall be implemented and/or
completed prior to final inspection and/or issuance of a Certificate of Occupancy.
22. This permit or approval is also subject to Attachment D, the conditions or requirements
of the following City Departments or Divisions:
a. Community Development - Land Development
b. Community Development - Building/Plan Check
c. Fire Department
d. Water Department
e. Public Services Department
U*End of Attal.:hment CU*
ATTACHMENT D
CITY OF SAN BERNARDINO
Community Development Department - land Development Division
Standard Requirements
Description: A request to construct a 3,714 sq. ft. drive thru restaurant on
a 1.2 acre site.
Applicant: GHA Architects, Kristy Tornga
APN: 0134-093-40 & 41
location: South east corner of 5th & "H" Streets
Case Number: CUP 10-15
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 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) 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.
d) 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.
e) 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.orQ- Departments - Public Works for templates
to use in the preparation of this plan.
Project: A request to construct a 3.714 sq. ft. drive-thru restaurant on 1.2 acres subiect to approval of a
request to amend Development Code Chapter 19.06. Section 19.06.020. Table 06.01(0)(4) to allow drive-
thru restaurants subiect to a Conditional Use Permit.
Case No. CUP 10-15
Page 2 of 10
f) A Storm Water Pollution Prevention Plan (SWPPP) will be required.
The applicant is directed to the City's web page at www.sbcitv.orQ
- Departments - Public Works for templates to use in the
preparation of this plan.
g) The City Engineer, prior to issuance of any permit, shall approve
the WQMP and the SWPPP.
h) 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.).
i) The City Engineer, prior to grading plan approval, shall approve an
Erosion Control Plan. The plan shall be designed to control erosion
due to water and wind, including blowing dust, during all phases of
construction, including graded areas which are not proposed to be
immediately built upon.
2. Gradina and Landscapina
a) The site/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 Building Official.
b) If more than 5 trees are to be removed from the site, a tree removal
permit conforming to the requirements of Section 19.28.090 of the
Development Code shall be obtained from the Department of
Development Services-Planning Division prior to issuance of any
grading or site development permits.
c) If more than 5,000 cubic yards of earthwork is proposed, the
grading shall be supervised in accordance with Section 3317.2 of
the California Building Code.
d) 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.
e) 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.
"1\,.1. ,1I);j......lli!l~'i,'~::ICiLl, 1.,.',11\,,,'[1';1,;-- 1,:11T'i,i(\ [~:kT,."I!k....{ ,'II[\':ld( ",k "")~:~I:\H (II ji,I-.]"fn\llll!::ih
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Project: A request to construct a 3.714 sq. ft. drive-thru restaurant on 1.2 acres subiect to approval ofa
request to amend Development Code Chapter 19.06. Section 19.06.020. Table 06.01(0)(4) to allow drive-
thru restaurants subiect to a Conditional Use Permit.
Case No. CUP 10-15
Page 3 ofl 0
f) 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.
g) 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").
h) 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.
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 and/or 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. This requirement does not apply to the 0" curb
face and bollarel design adjacent to the outdoor eating area at the
entrance from the parking lot*.
j) The refuse enclosure(s) must be constructed in accordance with City
Standard Drawing No. 508. The minimum size of the refuse enclosure
shall be 8 feet x 15 feet, unless the Public Services Department,
Refuse Division, approves a smaller size, in writing. Where a refuse
enclosure is proposed to be constructed adjacent to spaces for parking
passenger vehicles, a 3' wide by 6 II high concrete planter shall be
provided to separate the enclosure from the adjacent parking. The
placement of the enclosure and design of the planter shall preclude the
enclosure doors from opening into drive aisles or impacting against
adjacent parked cars. The number and placement of refuse
enclosures shall conform to the location and number shown on the site
plan as approved by the Development Review Committee, Planning
Commission or City Council.
*Added by Planning Commission 9/22/10
, i
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,I i! .-'1 :I't : I )--:':.\IH \\1
!:1I1,1
Project: A request to construct a 3.714 sq. ft. drive-thru restaurant on 1.2 acres subiect to approval of a
request to amend Development Code Chapter 19.06. Section 19.06.020. Table 06.01(0)(4) to allow drive-
thru restaurants subiect to a Conditional Use Permit.
Case No. CUP 10-15
Page 4 of 10
k) 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.
I) All walls and fences shall be designed to withstand 85 mph winds.
All construction details shall be included on the appropriate plan.
Structural calculations shall be provided for City review.
m) No construction on a site shall begin before a temporary/security
fence is in place and approved by the Building Official or his
designee. Temporary/security fencing may not be removed until
approved by the Building Official or his designee. The owner or
owner's agent shall immediately remove the temporary/security
fencing upon the approval of the Building Official or his designee.
Sites that contain multiple buildings shall maintain the
temporary/security fencing around the portion of the site and
buildings under construction as determined by the Building Official
or his designee. All temporary/security fencing for construction
sites shall include screening, emergency identification and safety
identification and shall be kept in neat and undamaged condition.
n) The Drive-through lane and the parking area adjacent to the
building shall be constructed of PCC concrete pavement.
0) 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
. 0.25 foot-candles security lighting during all other hours.
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Project: A request to construct a 3,714 sq. ft. drive-thru restaurant on 1.2 acres subiect to approval of a
request to amend Development Code Chapter 19.06. Section 19.06.0:W, Table 06.01(0)(4) to allow drive-
thru restaurants subiect to a Conditional Use Permit.
Case No. CUP 10-15
Page 5 of 10
p) 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.
q) 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.
r) Where an accessible path of travel crosses drive aisles, it shall be
delineated by textured/colored concrete pavement, unless
otherwise approved by the Development Review Committee.
s) A Lot Merger is required for this project and is currently under
review (LM 2010-006).
t) The project Landscape Plan shall be reviewed and approved by the
City Engineer prior to issuance of a grading permit. Submit 5
copies to the Land Development Division for plan check.
u) 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.
v) 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.
w) 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.
x) 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 properly maintain the landscaping, the City will be
l ))",1,:]",,'11; ,:n,~"\.!ll~i~ i'li'k!',J\I(.\..,d....;.lt,'i:...::~ 1."\',"1::\ i:i..,I1,.,tlll\""\\'I1(,..r'l(I'I1:\,,'~I'- ~!;,)t (11'ji'-i:'IIl',llll!':h
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Project: A request to construct a 3,714 sq. ft. drive-thru restaurant on 1.2 acres subiect to approval of a
request to amend Development Code Chapter 19.06, Section 19.06.0:W, Table 06.01(0)(4) to allow drive-
thru restaurants subiect to a Conditional Use Pennit.
Case No. CUP 10-15
Page 6 ofl 0
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
a) Design and construct all public utilities to serve the site in
accordance with City Code, City Standards and requirements of the
serving utility, including gas, electric, telephone, water, sewer and
cable TV (Cable TV optional for commercial, industrial, or
institutional uses).
b) Each parcel shall be provided with separate water and sewer
facilities so the City or the agency providing such services in the
area can serve it.
c) Backflow preventers shall be installed for any building with the
finished floor elevation below the rim elevation of the nearest
upstream manhole.
d) Sewer main extensions required to serve the site shall be
constructed at the Developer's expense.
e) This project is located in the sewer service area maintained by the
City of San Bernardino therefore, any necessary sewer main
extension shall be designed and constructed in accordance with the
City's "Sewer Policy and Procedures" and City Standard Drawings.
f) Utility services shall be placed underground and easements
provided as required.
g) A street cut permit, from the City Engineer, will be required for utility
cuts into existing streets.
h) 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-subd ivisions) or Section 19.30.110
(subdivisions) of the Development Code.
c !),;\.. iL",1Ii'!....-...'!~I!I:...:.,i"I',i<..I.,J"il,'".1!"'\,-'lf'iL'" !':I"f"f l:ll...-r1:,:1!il,:,-( "!'(\..ii!(I"II",.h, ,-f,ii'ltl! {Jill' i'IIl'-,11ut'lh
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11'i.j,,", III
Project: A request to construct a 3,714 sq. ft. drive-thru restaurant on 1.2 acres subiect to approval of a
request to amend Development Code Chapter 19.06, Section 19.06.020, Table 06.01(0)( 4) to allow drive-
thru restaurants subiect to a Conditional Use Permit.
Case No. CUP 10-15
Page 7 oft 0
i) 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) .
j) 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 Improvement and Dedications
a) 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.
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 RiQht of Way(ft.) Curb Line(ft)
Sth Street 8.7S' 32' (existing)
H Street 2.7S' 32' (existing)
c) If the existing sidewalk and/or curb & gutter adjacent to the site are
in poor condition, the sidewalk and/or curb & gutter shall be
removed and reconstructed to City Standards. Curb & Gutter shall
conform to Standard No. 200, Type liB" and sidewalk shall conform
to Standard No. 202, Case "A" (6' wide adjacent to curb), unless
otherwise approved by the City Engineer.
d) The existing ramp at Sth and H Streets does not comply with current
standards and will need to be modified to meet compliance.
Construct accessible curb ramps in accordance with Caltrans
Standards to comply with current ADA accessibility requirements.
( ):'~i'j"..':)hJh]"""\_'ll 1"I~:\.'I\'~'\!".,ll",.~ti:L~' 1\.'1''T,!,!t\ li1'..':-!h.:tll 1"lH'..nl()I;\l(\I"II~j.\Hil(11 (11ll' )'l~;\fl\!!';lil
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Project: A request to construct a 3,714 SQ. ft. drive-thru restaurant on \.2 acres subiect to approval of a
request to amend Development Code Chapter 19.06, Section 19.06.020, Table 06.0 I (D)(4) to allow drive-
thru restaurants subiect to a Conditional Use Permit.
Case No. CUP 10-15
Page 8 of 10
Dedicate sufficient right-of-way at the corner to accommodate the
ramp.
e) 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.
f) 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.
g) The pavement on existing streets adjoining the site shall be
rehabilitated to centerline using a strategy approved by the City
Engineer. Perform a crack seal & slurry on 5th Street. Perform a
mill & overlay on H Street.
5. Reauired Enaineerina 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),
· sewer plans (Private sewers may be shown on on-site
improvement plan; public sewers must be on a separate plan
with profile),
· storm drain plans (Private storm drains may be shown on on-
site improvement plans; public storm drains must be on a
separate plan with profile),
· 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.
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Project: A request to construct a 3.714 sq. ft. drive-thru restaurant on 1.2 acres subiect to approval ofa
request to amend Development Code Chapter 19.06. Section 19.06.020. Table 06.0 I (0)( 4) to allow drive-
thru restaurants subiect to a Conditional Use Permit.
Case No. CUP 10-15
Page 9 of 10
. 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.
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 http://www.sbcitV.orQ
6. Required 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
a) All plan check, permit, inspection, and impact fees are outlined on
the Public Works Fee Schedule. A deposit in the amount of 100%
of the estimated checking fee for each set of plans will be required
at time of application for plan check. The amount of the fee is
subject to adjustment if the construction cost estimate varies more
than 10% from the estimate submitted with the application for plan
checking.
b) The current fee schedule is available at the Public Works Counter
and at http://www.sbcitv.orQ
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Project: A request to construct a 3.714 sq. ft. drive-thru restaurant on 1.2 acres subiect to approval of a
request to amend Development Code Chapter 19.06. Section 19.06.020, Table 06.01(0)(4) to allow drive-
thru restaurants subiect to a Conditional Use Permit.
Case No. CUP 10-15
Page 10 of 10
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) A focused traffic study for the intersection of 5th & H Streets is
required for the project.
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CITY OF SAN BERNARDINO COMMUNITY DEVELOPMENT DEPARTMENT
300 NORTH "D" STREET, SAN BBRNARDINO, CA 92418 . (909) 384-50S7
.. . .
PROJECT REVIEW ROUTING
PROJEcr:
Conditional UN Permit No. 10-15
TO:
Terri Rlhhlll- DfflRC ChIIr
Oart PnnIke - P"" 0cptrtnteM .,
~ """,~"",......,.,.. 0Ieat
LIdra WoIcIemamI- Public Worb
M_ Billa - TnIIIIc
Jim 00nd0I- Pub.t RecrelIdott
Council Member Marquez - Wild I
Police DclpWncM - AdmlniltntJon omce
0ncIe WuhlnlfOll - PlIbIIc s.mc. DepIrtmcM
JottSrnIdl- Bc:onomIo Development Apw:y
Ted 8nInIon - W_ Depertmeot
Andy COIdy - W.. Rccllmatfon PIIIlt
FROM: John Oquendo, BDA
DATE: August 19,2010
I!'JDRC MEETING DATE: September 2, 2010
DESCRlP110NILOCATION: A request to construct a 3.714 sq. ft. drive through
restaurant on a 1.2-ac. site located at the southeast comer of Sth and "H" Streets in the
CR-2, Commercial Regional land use district.
APPUCANT:
OWNER:
GEN. PLANIZONING:
APN:
CEQA STArns:
GHA Architects, Kristy Tomga
City of San BemanIino Redevelopment Agency
CR-2, Commercial Regional
0134-093-40 & 41
Exempt, Section 15332 - Infill Development
COMMENTS: (USE .4DDmONAL SHEETS IF NIICESSARY)
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CITY OF SAN BERNARDINO FIR! DEPARTMENT
STANDARD REQUIREMENTS Cue: CvP In ./~
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SAN BERNARDINO MUNICIPAL WATER DEPARTMENT
STANDARD REQUIREMENTS
DRC/ERC Case: CONDITIONAL USE PERMIT NO. 10-15 AND DEVELOPMENT CODE AMENDMENT NO. 10-07
0134-093-40 & 41
S/E corner of 5th & H St
City of San Bernardino Redevelopment Agency
GHA Architects, Kristy Tornga
A request to construct a 3,714 sq. ft. drive-thru restaurant on 12 acres, subject to approval of a request to amend
Dev. Code Chapter 19.06 to allow drive-thru restaurants subject to a CUP in the CR-2 only along the Freeway
Corridor Frontage District
NUMBER OF UNITS 0
LOCATION Southeast corner of 5th and "H" Streets
WATER DEPARTMENT ENGINEERING:
APN NUMBER
EPN NUMBER
REVIEW OF PLANS
OWNER:
DEVELOPER
TYPE OF PROJECT
DATE COMPILED 9/1/2010
COMPILED BY: Brunson, Ted
CONTACT Nevarez, Mike
PHONE NUMBER (909) 384-5092
FAX NUMBER: (909) 384-5532
Note: All Water Services are Subject to the Rules Regulations of the Water Department
~ Size of Main Adjacent the Project 8" CI in 5th St, 12" CI in H SI.
~ Approximate Water Pressure ~ Elevation of Water Storage: 1249 Hydrant Flow @ 20psi:
o Type, Size, Location and Distance to Nearest Fire Hydrant
o Water Supply Study Required ~ Pressure Regulator Required on Customer Side of the Meter
o Offsite Water Facilities Required 0 Water Main Reimbursement Due
o Area Not Served by San Bernardino Municipal Water Department
o Network Hydraulic Analysis Required per Uniform Design Standards
Comments:
WATER QUALITY CONTROL
CONTACT: Arrieta, Con PHONE NUMBER (909) 384-5325
~ R.P.P. Backflow Device Required at Service Connection for Domestic Service
~ Double Check Backflow Device Required at Service Connection for Fire and Irrigation
~ Backflow Device to be Inspected before Water Service can be Activated
o No Backflow Device is required at this time
SEWER CAPACITY INFORMATION
CONTACT: Thomsen, Neil PHONE NUMBER (909) 384-5093 FAX NUMBER: (909) 384-5592
Note: Proof of Payment Must be Submitted to the Building Safety Department Prior to Issuance of the Building Permit
o Sewer Capacity Fee Applicable at this time
o Sewer Capacity Fee must be paid to the Water Department for Q Gallons Per Day: Equivalent Dwelling Units: Q
~ Subject to Recalculation of Fee prior to the Issuance of Building Permit
o Breakdown Of Estimated Gallons Per Day
FAX NUMBER (909) 384-5928
COPY TO: Customer; Planning; Engineering
Wednesday, September 01,2010
EPM
Page 1 of 1
City of San Bernardino Pu'bllc Services Department
Standard Development Requirements
300 North 0 Street - 4th Floor
San Bernardino, CA 92418
COMMERCIAL" INDUSTRiAl DEVELOPMENT
Collection Services
1. The collection or transportation of refuse, recyclable discards, or green waste from any commerclal and
Industrial locations within the City shall be provided by the City of San Bernardino Public Services Department
unless otherwise franchised or permitted. [MC ~ 8.24.140]
2. New accounts require a completed Service Application, with a full deposit and a copy of manuals for all
compactor units, returned to the City of San Bernardino Refuse &, Recycling DIvision prior to issuance of the nnal
Certificate of Occupancy.
3. Shared refuse and recycling services for multi-tenant commercial sites shall be billed to a single owner or
property manager; leases shall Include terms to accommodate sub-metered services.
4. All refuse containing garbage, such as food, vegetable, or animal wastes, shall be removed at least twice weekly,
and all other solid wastes shall be removed at least once weekly. [58 County Health. Sanitation and Animal
Regulations ~ 33.083]
S. All commerclal establishments generating 6 cubic yards or more of solid waste per week shall establish City
recycling services for maximum diversion within 30 days of opening business. Q.[ establish an alternative
diversion program to be Identified In the IWM Survey for the project.
Automated Cart Service to Nonresidential Facilities
6. Nonresidential establishments such as small offices. shops, meeting halls, or churches. which generate 2 cubic
yards or less of non-bulky waste per week and are located on the same side of a residential block receiving
automated cart service shall meet residential rather than commercial requirements.
Service Vehicle Access
7. Projects shall meet City Engineering requirements for commercial vehicle drive access along the main Ingress to
and egress from enclosures. Th~s~ requlrem~nts shall not limit r~qulrem~nts for Flr~ ~hlcl~ acc~ss.
8. Property without through access shall Incorporate at Just one of the following designs:
. A cul-de-sac with a 40-foot turning radius for a 32-foot vehicle length
. A hammerhead turn with a 40-foot turning radius for a 32-foot vehicle length
Cated Access
9. Gated properties that are locked and unmanned on servlce days anytime between the hours of 5 AM and 5 PM
Monday through Saturday shall provide access code or key to Public Services.
Shared Collection Areas - Reciprocal Access
10. Front-load bin enclosures and roll-off compactor units may be shared across existing or proposed property
lines If enclosures or equipment provide adequate capacity for anticipated refuse and recyclable materials
generation, AND If Reciprocal Access for shared collection areas is recorded with the property.
Roll-off Compactor Units
MD/PS 6.27.2003
'11. Sealed compactor units dedicated separately to' refuse and recyclables may be required to be Installed at I
facilities with an anticipated waste generation of 60 uncompacted cubic yards per week.
12. Roll-off compactor units must be Installed according to manufacturer's and City Engineering specifications with
the compactor hopper and roll-off box on a concrete slab with a minimum 3-foot continuously paved perimeter
for safe access.
13. Roll-off boxes at locations receiving City service must meet City rail and hook speclf!catlons per City
Engineering Standard 510. Boxes shall be designed with disposal end opposite hook-up; boxes with same-side
design may be subject to a roll-back charge.
14. Compactor equipment shall be screened from view of public rlght-.of-way by materials compatible with building
architecture and landscaping as speclfled by City of San Bernardino Development Code. (Me 5 19.20.030 (21))
1 S. Location, orientation, and dimensions of enclosures, enclosure gates, pedestrian entry, compactor pads, and
compactor screening, shall be shown on site plans and labeled that construction shall meet City Engineering
Standards.
MO/PS 6.27.2003
c.;lty of ~n BernardIno Public Services Department
Standard Development Requirements
Page 2 of 2
ExistIng 81n Enclosures
16. Existing bin enclosures must have minimum inside dimensions of 7'9" x 9' OR 1 5' X 4'5" to fit two 3CY bins.
Existing enclosures must have block walls, Inside bumper guards or curbing, and solid steel gates, OR
enclosure(s) must be reconstructed to meet Engineering Standard 508. Enclosure may be relocated for best drive
access and alignment. plans subject to Public Services approval. (P/f!ilSf! not(!, If site will generate 2CY or /f!SS of
solId waste pt!r week, see Residential Collutlon options.)
Front-load Bin Enclosures c!t Access
17. Minimum double-wide enclosures of 8 feet by 15 feet shall be required for all development to allow for
dedkated recycling bIns. except where potential waste generation or space Is restricted. (Specifications adopted
In accordance with Model Ordinance as required by CA PRC S42911)
18. FronHoad compactor units must be contained In an enclosure large enough to hold the unit and one additional
bin facing lengthwise.
19. Front-load bin and compactor enclosures must be constructed according to City Engineering Standard 508. Rear
or side pedestrian entry shall be provided on enclosures for all multi-unit residential development. Pedestrian
entry on free-standing enclosures shall have a 4-foot width, no gate or door, and an 'L' shaped block screen the
same height of the enclosure.
20. Pedestrian access from building exit to bIn enclosure shall be a mInimum 4 feet wide and continuously paved.
without crossing curbs, steps, or driveways.
21. Enclosure pads shall be level to restrict bins from drifting and designed for proper drainage of surface water.
22. Enclosures must be at least 5' from combustible walls, eave lines, or openings. (98 CA Fire Code S 1 ) 03.2.2)
23. Only refuse bins and the contents therein for disposal may be stored In refuse enclosures. All other equipment,
flxtures, and materials such as electrical panels, circulation or exhaust ducts or vents, grease bins, or surplus
supplies are strictly prohibited.
24. Enclosures shall be buffered with landscaping when viewable from public rlght-ot-way, and vegetation shall not
restrict gates or exceed height of enclosure. Include vegetation on landscape plans.
25. Enclosures shall be located with gates aligned for straight access for service vehicles.
26. Enclosures shall not obstruct drive aisles, driveways, loading zones, parking, handicap access, or visibility of
cross-traffic from drive aisles, alleys, or streets. Location shall not cause service vehicle to block access .drlves
d urll'l9 while bins are being serviced.
27. Enclosure gates shall not open Into drive aisles, parking spaces, or walkways. Enclosures placed adjacent to
parking shall be separated by a minimum 2-foot wide curbed area out to the farthest point of both gates, and
designed to safely restrict gates from opening Into parking spaces or landscaped areas..
28. Location, orientation, and dimensions of enclosures, enclosure gates, and pedestrian entry. shall be shown on
site plans and labeled that construction shall meet City Engineering Standards.
Multi-unit Dwellings
29. Commercial requirements shall apply to all multi-unit dwellings over 8 units, unless otherwise approved.
MO/PS 6.27.2003
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H. D. HAS', STAJllfY
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NOTES
I. ALL WORK SHALL BE DONE IN ACCORDANCE WITH THE STANDARD SPECIFICATIONS FOR
PUBLIC WORKS CONSTRUCTION, LATEST EDITION.
Z. LOCATION SUBJECT TO THE APPROVED DEVELOPMENT PLANS.
3. WITHIN ,. OF COMBUSTIBLE CONSTRUCTION, INSTALL A AUTOMATIC FIRE SPRINKLER AS
APPROVED BY FIRE DEPT.
4. CONCRETE BLOCK WALLS TO BE COMPATIBLE WITH BUILOING EXTERIQR.
~. SPECIFIED MANUFACTURER1! SHOWN OR APPROVED EQUAL.
srANPA~U
PlA H
50S
~ITY OF SAN BERNARDINO PUBLIC WORKS DEPT. APPROVED
REFUSE ENCLOSURE
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11 A bic}-at 00 s.ha.O be :J:St1lltd mil cocnltitm :OCarDl \isibll from tlLt
i:milt. of b 5tCIEI.
13. E.Jdl COIt\'tIlZ1Ct stare slWJ tn\W I pubh: rtmocm locatld 'Irir:lUrl ch.t
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14. ?I1blac ~.1tlepboIJei JrC7\'ided.OD-U1l sJWJ DDC~ ilt up fer iJxomi:ll C1lls.
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15 011-5;11 \ideo pus may DOC l:It ~ or opentId ac tbt JrHDi,S6
16 A (~'emmc:e :tart lld;,KeJd: to any 1tii..~ Clt5~ed di:.1ri.ct iJ:.11l
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5:am distD."15.
1 "!. All ;:minl. >>a:!:iq. cliroJIation illiles, m.i pump islm:i t\1y ~ :h1Il 'be
co:nmu.cW wi1b (pce, cco:re1l.
G. DAY C.\n CENlDtS
P.efit1O 'i<<tian ~9.~ 030~2:1l.B).
a DlU\'E-TlIRl~ RISTAl"RA.'lTS
!'hE ~.+..-n.on COI:.Wcs ttm:L1r:1s fm mn-tlJru J'titl1maJtS as wtill5 praml:ttxm of
same :in :ptdfitd :md use dh1Ei:n. Dm"Hhru rtstRrm'tt m S"Jbject to C aadir.ilml
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1. ErtJbl:.itmJects pIO'I.'idiJl.f dri\...thra f1cWties :tal' )e ~ iJl1ht CG-l.
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wl1m 1t.e). do. tb!y s.haD bn'f clHr \'ui'biJity, m:d cU,' DVJSt be qoha~
by mrid:.ed ~\'iJ:.J CI' iaipinJ.
3. D:rit.~ aislts sJ1aU b.n'1! " Mininnl1l'\ 11 foot rim. am ctJr\'1!i W II
minimlJm 1 t ~,.idd:. on iC'3t1bt s<<1ions
~. :m..clw aislts s.hall plU'\idt s:lfflr;.tlDt 511ckmc mJ beh;m.d tDIIl.'ll bo.1rd to
accnmmo:bre a u:.iI:imum of ~ em.
5. All ifl\lct ll1US. rtsttootm lltId 1lClUD.d moc.mttd m:d roof ~
mtel:&mical tqlritoJ- sb.111 be SCIHI!td an \'in'.
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Information Map
City of San Bernardino
Economic Development Agency
Properties Affected By Proposed Development Code
Amendment
Total No. Parcels: 11 Total Size: 4.6 Acres
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2
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF SAN BERNARDINO AMENDING MUNICIPAL
CODE SECTION 19.06.020 (DEVELOPMENT CODE) TABLE 06.01 AND SECTION
19.06.030(2)(H) TO PERMIT DRIVE-THRU RESTAURANTS IN A SPECIFIED AREA OF THE
CR-2, COMMERCIAL REGIONAL DOWNTOWN LAND USE DISTRICT, SUBJECT TO
APPROV AL OF A CONDITIONAL USE PERMIT.
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4
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The Mayor and Common Council of the City of San Bernardino do ordain as follows:
7
SECTION 1. San Bernardino Municipal Code (Development Code) Section 19.06.020, Table 06.01.
Commercial Districts List of Permitted Uses, and Section 19.06.030(2)(H), Drive Thru Restaurant
Standards are hereby amended to permit drive-thru restaurants in the CR-2, Commercial Regional
Downtown land use district, only on sites located within the Freeway Corridor Overlay District which
also have frontage on 5th Street, pursuant to Exhibit A, attached hereto and incorporated herein.
8
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10
II
12
(]
SECTION 2. Compliance with the California Environmental Quality Act: The Mayor and Common
Council tinds that this Ordinance is not subject to the California Environmental Quality Act (CEQA)
pursuant to Section 15061(b)(3) of the CEQA Guidelines. California Code of Regula/ions, Title 14.
Chapter 3. because it has no potential for resulting in a significant physical change to the environment,
directly or indirectly.
14
15
16
17
18
SECTION 3. Severability: If any section, subsection, subdivision, sentence, or clause or phrase in this
Ordinance or any part thereof is for any reason held to be unconstitutional, invalid or ineffective by any
court of competent jurisdiction, such decision shall not affect the validity or effectiveness of the
remaining portions of this Ordinance or any part thereof. The Mayor and Common Council hereby
declares that it would have adopted each section irrespective of the fact that anyone or more
subdivisions, sentences, clauses. or phrases be declared unconstitutional, invalid. or
19
20
21
22
23 subsections,
24 ineffective.
25 /II
26
/II
27
28
2
AN ORDINANCE OF THE CITY OF SAN BERNARDINO AMENDING MUNICIPAL CODE
SECTION 19.06.020 (DEVELOPMENT CODE) TABLE 06.01 AND SECTION 19.06.030(2)(H) TO
PERMIT DRIVE-THRU RESTAURANTS IN A SPECIFIED AREA OF THE CR-2, COMMERCIAL
REGIONAL DOWNTOWN LAND USE DISTRICT. SUBJECT TO APPROVAL OF A
CONDITIONAL USE PERMIT.
3
4
5
I HEREBY CERTIFY that the foregoing Ordinance was duly adopted by the Mayor and Council
of the City of San Bernardino at a meeting thereot: held on the day of
, 20 I 0, by the f()lIowing vote, to wit:
6
7 COUNCIL MEMBERS:
8
MARQUEZ
9
DESJARDINS
10
II BRINKER
12 SHORETT
13 KELLEY
14
JOHNSON
15
MC CAMMACK
16
17
AYES
NAYS
ABSTAIN ABSENT
18
Rachel Clark, City Clerk
19
The foregoing Ordinance is hereby approved this
day of
,2010.
20
21
22
PATRICK J. MORRIS, Mayor
City of San Bernardino
23
Approved as to form:
24
25
JAMES F. PENMAN
C' Attorney
27
28
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COMMERCIAL DISTRICTS - 19.06
Section 19.06.030(2)(O)(Service Station Standards). Additionally, the
cashier location shall provide direct visual access to the pump islands and
the vehicles parked adjacent to the islands.
12. A bicycle rack shall be installed in a convenient location visible from the
inside of the store.
13. Each convenience store shall provide a public restroom located within the
store.
14. Public pay telephones provided on-site shall not be set up for incoming calls.
Public telephones shall be featured with callout service only.
15. On-site video games may not be installed or operated on the premises.
16. A convenience store adjacent to any residentially designated district shall
have a 6 foot high decorative masonry wall along property lines adjacent to
such districts.
17. All parking, loading, circulation aisles, and pump island bay areas shall be
constructed with (PCC) concrete.
G. DAY CARE CENTERS
Refer to Section 19.04.030(2)(8).
H. DRlVE-THRURESTAURANTS
This Section contains standards for drive-thtu restaurants as well as prohibition of
same in specified land use districts. Drive-thru restaurants are subject to Conditional
Use Permit review.
1. Establishments providing drive-thru facilities may be permitted in the CG-l,
CG-2, CG-3, CG-4, CR-2 (on properties in the Freewav Corridor
Overlav District with frontae:e on 5th Street on Iv) and CR-3 (south ofl-l 0
only and adjacent to Tippecanoe Avenue between Hospitality Lane and 1-10
only) land use districts. MC 10987/5/01
2. Pedestrian walkways should not intersect the drive-thru drive aisles, but
where they do, they shall have clear visibility, and they must be emphasized
by enriched paving or striping.
3. Drive-thru aisles shall have a minimum 12 foot width on curves and a
minimum 11 foot width on straight sections.
4. Drive-thru aisles shall provide sufficient stacking area behind menu board to
accommodate a minimum of 6 cars.
11-95
COMMERCIAL DISTRICTS - 19.06
5. All service areas, restrooms and ground mounted and roof mounted
mechanical equipment shall be screened from view.
6. Landscaping shall screen drive-thru or drive-in aisles from the public right
of way and shall be used to minimize the visual impact of readerboard signs
and directional signs.
7. Drive-thru aisles shall be constructed with (PCC) concrete.
8. Parking areas and the drive-thru aisle and structure shall be set back from the
ultimate curb face a minimum of 25 feet.
9. Menu boards shall be a maximum of30 square feet, with a maximum height
of 7 feet, and shall face away from the street.
10. Drive-thru restaurants within an integrated shopping center shall have an
architectural style consistent with the theme established in the center. The
architecture of any drive-thru restaurant must provide compatibility with
surrounding uses in form, materials, colors, scale, etc. Structure plans shall
have variation in depth and angle to create variety and interest in its basic
form and silhouette. Articulation of structure surface shall be encouraged
through the use of openings and recesses which create texture and shadow
patterns. Structure entrances shall be well articulated and project a formal
entrance through variation of architectural plane, pavement surface
treatment, and landscape plaza.
11. No drive-thru aisles shall exit directly onto a public right-of-way.
DRIVE-THRU AREAS SHALL 8E DESIGNED
TO 8& AN INTEGRAL PART OF THE MAIN
STRUCTURe.
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SHARED ENTRY DRIVE.
DRIVE-THRU RESTAURANT
DRIVE- THRU LANE WITH I CAR (MIN)
SACK-UP TO MENU BOARD.
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INDICATE
DRIVE- THRU
ENTRY SIGN
MENU BOARD SHALL FACE
AWAY FROM THE STREET.
MIN. 12' WIDTH ON CURVES
USE LANDSCAPE TO SCREEN THE DRIVE-THRU
AISLES FROM PU8L1C R.O.W.
11-96