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Home My WebLink About70-Planning CI1' t OF SAN BERNARDb..O - REQUE_ r FOR COUNCIL ~ Hichael w. Loehr Appeal of Standard Requirement From: Interim Director of Planning Subject: Condition No. 41 for Tentative Tract No. 13457 oept: Planning Mayor and Common Council Meeting Date: August 31, 1988 September 19, 1988, 2:00 p.m. Synopsis of Previous Council action: No previous Council action. On September 9, 1988, the Planning Commission, by a 5 to 1 with one abstention and two absent vote, to approve Tentative Tract No. 13457 subject to the conditions and standard requirements listed in the staff report. Recommended motion: That the Mayor and Council deny the appeal and require that Standard Requirement Condition No. 41 be complied with in the approval of Tentative Tract No. 13457. /};LclJ tJ..~ Signature Michael W. Loehr Contact person: Michael W. Loehr Phone: 5357 Supporting data attached: Staff Report Ward: 3 FUNDING REQUIREMENTS: Amount: N / A Source: (Acct. No.) (Acct. DescriPtion) Finance: Council Notes: r7?: CIT'f OF SAN BERNARDI~O - REQUE~l' FOR COUNCIL ACl.ON STAFF REPORT subject: Appeal of Standard Requirement Condition No. 41 for Tentative Tract No. 13457 Mayor and Common Council Meeting September 19, 1988, 2:00 p.m. REQUEST The applicant, Forecast Development, is appealing Condition No. 41 of the approval of Tentative Tract No. 13457, and requests that the condition be waived. BACKGROUND Tentative Tract No. 13457, requesting approval of a 208 lot single-family subdivision located at the south side of Mill Street, east of Meridian and the Southern Pacific Railroad R-O-W, was approved by the Planning Commission on September 9, 1988 subject to the conditions and standard requirements listed in the staff report. Included in these conditions was Condition No. 41 which requires the developer to pay a storm water drainage fee. Forecast Mortgage Corporation is basing its appeal on the reason that it has entered into the Mello Roos Joint Com- munity Facilities District between the City of Colton and the City of San Bernardino. This assessment district will construct the Citrus Street Storm Drain. The developer indicates that the Citrus Street Storm Drain provides the necessary storm drain capacity for the drainage of subject tract No. 13457. The Public Works Department indicates that the fee identi- fied in Standard Requirement Condition No. 41 is a fee applied to all development to maintain and develop storm drain facilities City-wide. The storm drainage system of the City must be considered as a whole when removing storm water in a safe and efficient manner. The proposed sub- division both benefits from and impacts upon this City-wide system. The Mello Roos Citrus Street storm drain from the tract to Lytle Creek provides for proper disposition of the on-site runoff, but does not address the off-site City-wide system requirements. CONCLUSION Tentative Tract No. 13457 both benefits from and impacts the City's storm drainage system. Condition No. 41 is a standard condition which requires a fee to partially defer the cost of the development and maintenance of the City-wide storm drain Appeal of Standard Condition Requirement Condition 41 for Tentative Tract 13457 Mayor and Council Meeting of September 19, 1988 system. The on-site disposal of storm water is mitigated by the developer with the participation in the Mello Roos Joint Community Facilities District, but does not address the off- site storm drain system development and maintenance costs. OPTIONS AVAILABLE TO THE MAYOR AND COUNCIL The Mayor and Council may deny the appeal and require the system-wide storm drain fee, or uphold the appeal and waive Condition No. 41 storm drain fee. RECOMMENDATION It is recommended that the Mayor and Council deny the appeal and require that Standard Requirement Condition No. 41 be complied with in the approval of Tentative Tract No. 13457. Prepared by: John Montgomery, AICP, Principal Planner for Michael W. Loehr, Interim Planning Director Attachments: A - Letter of Appeal B - Staff Report csj/8-31-88 ATTACHHENT "A" JfuJ~JOC~\S~T CORPORATION Construction! Developmen t ::xi :;0 ,-,-, co ~,1 " -~ ., ";, -' --" 'G , - ;3 --" .. , c - -- August 19, 1988 City of San Bernardino Mrs. Mary Lanier - Planner I Planning Department 300 North "0" Street San Bernardino, CA 92418 SUBJECT: APPEAL OF CONDITION NUMBER 41 ONLY OF THE STANDARD REQUIREMENT FOR TENTATIVE TRACT NUMBER 13457 CITY OF SAN BERNARDINO, CALIFORNIA. Dear Mrs. Lanier: In accordance with Forecast Mortgage referenced Appeal of our conversation of Thursday August 18, 1988 Corporation does hereby request the above Condition Number 41 ONLY to the City Council. t The reason for this appeal is based upon the fact that Forecast Mortga.ge Corporation as sole property owner of the subject tract has entered into a Joint Community Facilities District by and between the City of Colton and the City of San Bernardino which requires the construction of the Citrus St~eet Storm Drain. This system provides the necessary storm drain capacity for the drainage of subject Tract Number 13457. Therefore, it is Forecast's' position ONLY represents a duplication of fees regard to Tract Number 13457. that Condition Number 41 and should be waived wi th Thank you for your consideration regarding this matter. Respectfully Submitted, (!).; I::t. /.. tP. if aA- Christopher A. Faber Project Manager Forecast Mortgage Corporation " l,j' f...... '. , , , " , i i':'l .' . , : .. : :,..-/ ~ I ,t'"\ 1. 1988 hub CAF/bc , f ~_;~,:\ ~-.':.....i~ :"~..:,, ..:, ~i.~'. 10670 Civic Center Drive . Rancho Cucamonga. California 91730 . 17 H; 987.7788 . ATTACHMENT "E" CITY OF SAN BERNARDINO PLANNING DEPARTMENT ~ SUMMARY \.. llJ (f) ~ () AGENDA ITEM HEARING DATE WARD 4 8/2/88 3 I ~ APPLICANT Forecast Development 7365 Hillman Rancho Cucamonga, CA Tentative Tract No. 13457 OWNER. Same t; llJ ::> o l&l a: The proposal is to establish a 208 lot single-family subdivisio in the R-1-7200 square foot Single-Family Residential Zone. ..... ~ llJ a: c::t The site is a rectangularly-shaped parcel of land consisting of 49.0 acres located on the south side of Mill Street, east of Meridian and immediately east of the Southern Pacific Railroad right-of-way. PROPERTY EXISTING LAND USE IPD DESIGNATION RS RV Colton City Colton City RS Subject INorth South East West Vacant Mobile Home Park Vacant Vacant/Lt. Ind. Use Railroad Tracks ZONING R-1-7200 R-2 Colton City Colton City R-1-7200 GEOLOGIC / SEISMIC DYES FLOOD HAZARD DYES OZONE A ( SEWERS DYES ) HAZARD ZON E laND ZONE }QiNO OZONE B fiNO HIGH FIRE DYES AIRPORT NOISE / DYES REDEVELOPMENT DYES HAZARD ZONE laNo CRASH ZONE ~O PROJECT AREA lQJNO ..J o NOT o POTENTIAL SIGNIFICANT Z APPROVAL ~ APPLICABLE EFFECTS 0 ... WITH MITIGATING - JIfi1J Z(I) MEASURES NO E.I.R. ti CONDITIONS llJe.!) o EXEMPT o EI.R REQUIRED BUT NO 1&..0 0 ~Z I&..Z DENIAL z- SIGNIFICANT EFFECTS llJ 00 WITH MITIGATING ~:E 0 CONTINUANCE TO a:Z MEASURES (1)2 :;ii: 0 Z aNO o SIGNIFICANT EFFECTS () UJ SIGNIFICANT SEE ATTACHED E.R. C. llJ EFFECTS MINUTES a: NOli 198\ REVISEO JUL'f 1911,2 SKY CITY OF SAN BERNARDINO PLANNING DEPARTMENT CASE TT 13457 OBSERVATIONS AGENDA ITEM HEARING DATE PAGE 4 R/2/88 ? r 1. REOUEST The applicant requests approval to establish a 208 lot single-family subdivision in the R-1-7200 Single-Family Residential Zone. 2. LOCATION The subject property is a 49.0 acre parcel located on the south side of Mill Street, east of Meridian, immediately east of the Southern Pacific Railroad right- of-way. 3. MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE Tentative Tract No. 13457 is consistent with the Municipal Code for R-1-7200 development and consistent with the Interim Policy Document adopted by the Mayor and Common Council on May 23, 1988 which designates the site as RS, Residential Suburban, 7200 square foot Single-Family Residential. 4. CEOA STATUS An Initial Study was prepared by staff which addressed a number of environmental concerns (Attachment "E"). It was presented to the Environmental Review Committee on June 30, 1988 and a Negative Declaration was proposed. The Initial Study was available for public review from July 7, 1988 to July 20, 1988. No comments were received. 5. BACKGROUND The applications for Tentative Tract No. 13457 to 13462 were submitted March 25, 1987. These applications were heard before the Environmental Review Committee on April 23, 1987 and continued until additional information was submitted. On June 11, 1987, the State imposed a moratorium on development in the city which included this project. On January 14, 1988, the State permitted development of 7,200 square foot lots for single-family development with the provision that the project be determined to be in keeping with the Preferred Land Use designation as determined by the Moratorium Exemption Committee. On February 25, 1988, Tentative Tract No. 13457 to 13462 were found to be in keeping with the '" CITY OF SAN BERNARDINO PLANNING DE~A~J~ENT CASE T OBSERVATIONS AGENDA ITEM II HEARING DATE 8/2/88 PAGE 3 r surrounding land uses and the land use designation likely to be adopted in the General Plan, and the project was able to proceed. On March 15, 1988, the applicant submitted a revised Tentative Tract Map which combined Tentative Tract No. 13457 to 13462 into one tract under Tentative Tract No. 13457. 6. ANALYSIS Site Characteristics The site is currently vacant with assorted grasses growing. It has relatively flat terrain with a slope from north to south which has a difference in elevation of approximately 40 feet. An industrial type use is located on the eastern portion of the site. This land has been purchased by the applicant and the industrial use will be removed. proiect Characteristics The 208 single-family lots range in size from 7,200 square feet to 13,500 square feet. The lots consist of rectangular and irregular shapes. Macy Street will be extended from Mill Street into the tract and connecting with an adjacent tract to the south in the city of Colton. According to the applicant, the tract in Colton will be completed first. The project will be done in five phases starting with Phase I. Phase I will include the construction of the required portion of Macy Street on this property. A condition reflects this. The remaining portion of Macy should be completed at the time of development of the adjacent property. The phasing for the Tentative Phase I and continue through each phase are as follows: Tract will begin with Phase 5. The number in Phase I Lots Total Lots I 1, 46 46 2 47-73 27 3 74-119 46 II 139-178 40 5 120-138 & 49 179-208 208 Ingress and egress for the site will be provided during , CITY OF SAN BERNARDINO PLANNING DEPARTMENT ';ASE TT 13457 OBSERVATIONS AGENOA ITEM HEARING OATE PAGE 3 8/2/88 4 the first phase, with the construction of Macy from Mill street to Tentative Tract 134556 in the city of Colton. This Phase will also include the connecting of Ellen street. circulation on the site will be provided by additional streets and cul-de-sacs constructed during each phase. surroundinq Land Uses Surrounding land uses north, vacant land to tracks to the west. above the site. include a mobile home park to the the south and east, and railroad The railroad tracks are elevated Como-..tibilitv Residential uses are located to farther to the east and west. A single-family homes is located to of Colton. The residential use is surrounding residential land uses. the north and some tentative tract for the south in the City compatible with these circulation and Access Ingress and egress to the tract will be from the extension of Macy from Mill Street to the south, this tract will construct the required half width of Macy. Ingress and egress will also be from Ellen Street to the east. Macy Street is required to form a 90 degree intersection at Mill Street and line up the north existing extension with the south proposed extension. A Standard Requirement requiring the alignment of the street has been included. The circulation inside the tract is provided by four streets and seven cul-de-sacs. Traffic The tentative tract will the time of development. and reviewed by ;the Standard Requirements addresses fees to be Standard Requirements Study. ) increase traffic in the area at A traffic study was submitted City traffic Engineer. The from the Engineering Department paid. (See Attachment "0", and Attachment "E", Initial Drainaqe & Sewaqe Drainage and sewage are development in the area of issues of concern this proposed tract. for The CITY OF SAN BERNARDINO PLANNING DEPARTMENT CASE TT 13457 OBSERVATIONS AGENDA ITEM 3 HEARING OATE8 / ~ /88 PAGE applicant will be participating in a Mello Roos District to facilitate the drainage problem in the area. The City of Colton will be the head agency. A sewer study was prepared which indicates the need for an additional 10" main along 365 feet of Mill street, east of Rancho Avenue. The applicant will construct the additional main in conjunction with this tract, a condition reflects this. (See Attachment "E", Initial study.) Noise Noise generated by the railroad tracks, water wells adjacent to the site and traffic for Mill Street were addressed in the Initial study. Sound wall and building ~onstruction may be required to mitigate the noise problems. The consultant has given preliminary recommendations for this. When final grade data is available, a definite conclusion of what is needed can be made. The City requires all residential projects to conform to the following noise criteria: A maximum exterior noise level of 65 CNEL (Community Noise Equivalent Level) and a maximum interior noise lever of 45 CNEL. The north side of the tract abuts Mill Street and the west side faces the Southern Pacific Railroad tracks which are approximately 90 feet west of the property line and elevated approximately 8 feet. The noise study submitted by the applicant shows that all of parcels 81, 82, 83 and 109-129 and 192-195 are subject to noise levels of 65 CNEL or greater due to the proximity and relative elevation of the railroad tracks. The exterior noise level can be reduced to levels below 65 CNEL by building a 9 foot barrier. A 9 foot sound wall was recommended by the acoustical engineer. However, to construct a 9 foot wall on the property line requires a lariance. An alternative to this would be to install a 3 foot berm with a 6 foot wall above it. This has been included as a condition of approval. If additional data indicates a lesser height, the berm may be reduced. Lots 195 to 208 which front along Mill Street will require a 6 foot sound wall to reduce traffic noise from Mill Street. The developer will also participate in a landscape assessment district to provide landscaping along the south side of Mill Street adjacent to the wall. The Acoustical Analysis includes building construction to bring interior noise levels down to 45dba. The summary from the Acoustical Analysis is ~ CITY OF SAN BERNARDINO PLANNING DEPAR1u4 ~NT CASE TT ~4'~ OBSERVATIONS AGENOA ITEM HEARING DATE PAGE j 8/2/88 6 included in the Initial study (see Attachment "E"). No mitigation is required for the well pumps as they do not exceed the City requirements. Cultural Resources The site is located in an area of Archaeological concern. No cultural resources are known to exist and the susceptibility is moderate. The applicant has agreed to submit a Records Check and Field Survey conducted by a qualified archeologist prior to recordation. A condition reflects this. 6. COMMENTS RECEIVED The City Traffic Engineer commented that a contribution by the developer of $335.00 per proposed dwelling unit to help finance the installation of traffic signals at the intersection of Mill Street and Macy Street is fair and reasonable to mitigate the traffic impact. This has been included in the Standard Requirements (see Attachment "0") and Initial Study, Attachment "E"). 7. CONCLUSION The proposed 208 lot single-family subdivision conforms to the requirements of the Municipal Code and the Interim Policy Document and is consistent with the pattern of development in the vicinity. Noise from Mill Street and the nearby railroad tracks can be mitigated. Drainage, sewage and traffic impacts are addressed in the Conditions of Approval (Attachment "C") and Standard Requirements (Attachment "0"). The project will not impact any public utilities beyond their capacity to provide adequate level of service. 8. RECOMMENDATION Staff recommends that the Planning Commission: 1. Approve the Negative Declaration; and 2. Approve Tentative Tract No. 13457 subject following Findings of Fact (Attachment Conditions of Approval (Attachment "C") Standard Requirements (Attachment "0"). to the "B") , and ~ CITY OF SAN BERNARDINO PLANNING DEPARTMENT CASE TT 13457 OBSERVATIONS AGENOA ITEM HEARING OATE PAGE j 8/l/tilj 7 Respectfully submitted, MICHAEL W. LOEHR Interim Director of planning . ~ ML:cms Attachment "A" Attachment "B" Attachment "B1" Attachment "c" Attachment "0" Attachment "E" Attachment "F" Attachment "G" Municipal Code & General Plan Conformance Findings of Fact IPD consistency Findings Conditions of Approval Standard Requirements Initial StudY NOT ATTACHED Tentative Tract Map Location Map pcagenda.134570 7/28/88 Attachment "A CITY OF SAN BERNARDINO PLANNING DEPARTMENT CASE TT 13457 OBSERVATIONS AGENOA ITEM HEARING DATE PAGE 3 8/2/88 8 MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE Single Family Residential 7,200 sq.ft. Municipal Code Single Family Residential 7,200 sq.ft. General Plan Category Proposal Permitted Use RS 7,200 sq.ft. Lot Size 7 , 200 sq. f t.- 13,500 sq.ft. 7,200 sq.ft. 7,200 sq.ft. Frontage on Dedicated Streets All Lots front on dedicated streets Title 18 requires all lots front on dedicated sts. N/A Cul-de-sacs 500 ft. max. N/A '\.. Attachment J" CITY OF SAN BERNARDINO PLANNING DEPARTMENT CASE TT 13457 FINDINGS of FACT AGENDA ITEM 3 HEARING DATE 8 /2/ 8 8 PAGE 9 1. The requested subdivision is in accordance with the minimum lot development standards of the R-l-10,800 Single Family Residential Zone and is consistent with the Interim Policy Document adopted by the Mayor and Common Council on May 23, 1988 and amended June 6, 1988 and approved by the state Office of Planning and Research on June 9, 1988 which designates the site as RS-7,200 square foot Single Family Residential. 2. The rectangular shape and gradual slope of the site is suitable for R-1-7200 development. 3. The design of the subdivision and proposed improvements are not likely to cause substantial environmental damage or cause serious public health problems in that development will occur according to the conditions of approval and standard requirements contained in this report. 4. The proposed tract meets or exceeds the minimum requirements of the city's Subdivision Ordinance (Title 18) and the State Subdivision Map Act. All lots will have frontage on dedicated streets. 5. All proposed streets meet the minimum requirements of the Department of PUblic Works for street improvements. 6. The design of the subdivision will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision. That no public agency has stated comments regarding required easements. ML:cms pcagenda.tt13457F 7/28/88 ,,'rTACHMENT "B1" CITY OF SAN BERNARDINO PLANNING DEPARTMENT CASE TT 13457 FINDINGS of FACT r AGENDA ITEM 3 HEARING DATE R I 2 /88 PAGE , n INTERIM POLICY DOCUMENT CONSISTENCY FINDING ACTIONS The land use designations identified on the approved Preferred Land Use Alternative, as amended, were reviewed in relation to their bearing and effect on the proposed land use project. The policies in the approved Interim Policy amended, were reviewed ~n relation to their effect on the proposed land use project. Document, as bearing and These actions were taken for the in Tpntdtivp Trdr.t MdP Application and are the basis finding: land use project identified No. 13457 for making the following FINDING The proposed use is consistent with the Interim Policy Document adopted by the Mayor and Common Council on May 23, 1988, amended on June 6, 1988, and approved by the State Office of Planning and Research on June 9, 1988. doc.misc.ipdfindings 7-8-88 ~ Attachment "Cn CITY OF SAN BERNARDINO PLANNING DEPARTMENT STANDARD CASE TT 13457 CONDITIONS r AGENDA ITEM 3 HEARING DATE B/2/BB PAGE , , 2. x Minor amendments to the plan shall be subject to approval by the Director of Planning. An increase of more than 10 percent of the square footage or a significant change in the approved concept shall be subject to (Planning Commission) ~xx~xx~e81 review and approval. Construction shall be in substantial conformance with the plans approved by the Development Review Committee, Planning Commission or Director of Planning. ~ sets of Landscape Plans, along with the appropriate fee, shall be submitted to the Engineering Department for processing. No grading permits will be issued prior to approval of landscape plans. 1. -L- At all times the business will manner which does not produce vibration, odor, dust, smoke, nuisance. be operated in a obnoxious noise, glare, or oth~r Subject to the Conditions of the Department of Parks and Recreation (attached). 3. x In the event that this approval is legally challenged, the City will promptly notify the applicant of any claim or action and will cooperate fully in the defense of the matter. Once notified, the applicant agrees to defend, indemnify, and hold harmless the City, its officers, agents and employees from any claim, action, or proceeding against the City of San Bernardino. The applicant further agrees to reimburse the City of any costs and attorneys' fees which the City may be required by a court to pay as a result of such action, but such participation shall not relieve applicant of his obligation under this condition. A sign program for the multi-tenant commercial/ ind~strial center shall be approved by the Planning Department prior to issuance of Certifi cate of Occupancy. SP:lmc PCAGENDA ST~DCO~DITIONS CITY OF SAN BERNARDINO PLANNING DEPARTMENT ST ANDARD CASE TT 13457 CONDITIONS 3 8/2/88 12 AGENDA ITEM HEARING DATE PAGE 4. Phase I will include the construction of Macy street to Mill street. 5. The development of this project will be done in accordance with requirements set forth by participation in the Mello Roos District for off-site drainage. 6. The applicant will construct an additional 10" main along 365 feet of Mill street east of Rancho Avenue. 7. A six foot decorative north property line of street) . wall the shall be provided proposed subdivision on the (Mill 8. A thr~e foot earthen with a six foot decorative wall above it shall be constructed along the west property line to mitigate railroad noise. If additional data indicates a greater or lesser height, the berm may be adjusted accordingly provided the sound levels meet the City standards. 9. The developer shall submit archeological resources for recordation. This report shall and field survey of the site. a report addressing the site prior to include a records check 10. Reconstruct lots 193 and 197 to eliminate the pie shape and lot 91 to have a 100 foot depth. 11. Form a minimum side of landscape of five feet Mill street. assessment district to provide a wide landscaping along the south 12. The developer shall submit typical footprints, floor plans, and elevations for design review by the Development Review Committee. These plans shall reflect the architectural requirements imposed by the city of Colton for adjacent tracts. pcagenda.ttl3457c 7/28/88 " A... _achment "Oil , CITY OF SAN BERNARDINO "" C.:ISE TT 114S7 3 8/2/88 13 ~ STANDARD \... REQUIREMENTS AGENDA ITEM HEARING DATE PAGE """'\ RESIDENTIAL DEVELOPMENT x Tentative Tract No. 13457 shall be in effect for a period of ~ months from the date of approval by the Planning Commission and/or Planning Department. However, if no development has been initiated at the end of the ~-month time period the approval shall expire. Additional time may be approved by the Planning Commission upon request of the applicant prior to expiration of the ~-month time period. Expiration Date: August 2, 1990. COVENANTS, CONDITIONS AND RESTRICTIONS FOR P.R.D. a. The Covenants, Conditions and Restrictions (CC & R's) shall be reviewed and approved by the Planning Department prior to final approval of the tract maps. The CC & R's shall include liability insurance and methods of maintaining the open space, recreation areas, parking areas, private roads, and exterior of all buildings. The CC & R's shall also include a statement that no radio frequency antenna shall be included within the complex except for central antenna systems. b. No lot or dwelling unit in the development shall be sold unless a corporation, association, property owner's group, or similar entity has been formed with the right to assess all properties individually owned or jointly owned which have any rights or interest in the use of the common areas and common facilities in the development, such assessment power to be sufficient to meet the expenses of such entity, and with authority to control, and the duty to maintain, all of said mutually available features of the development. Such entity shall operate under recorded CC & R's which shall include compulsory membership of all owners of lots and/or dwelling units and flexibility of assessments to meet changing costs of maintenance, repairs, and services. Recorded CC & R's shall permit enforcement by the City of provisions required by the City as conditions to approval. The developer shall submit evidence of compliance with this requirement to, and receive approval of, the Commission prior to making any such sale. This condition shall not apply to land dedicated to the City for public purposes. c. Every owner of a dwelling unit or lot shall own as an appurtenance to such dwelling unit or lot, either (1) an undivided interest in the common areas and facilities, or ~ ... t'81 slCy CITY OF SAN BERNARDINO CASE TT 13457 ~ , R I::> IRR 14 ~ " STANDARD REQUIREMENTS AGENDA ITEM HEARING DATE PAGE \0.. r Recreational vehicle storage areas shall be screened by at least a six-foot high decorative wall with screened gates. There shall be provided for each unit, within the garage or carport, or other specifically designated area, a loft or other usable storage area with a minimum of 150 cubic feet in addition to standard utility storage. Traffic bumps provided on the interior private roads shall be subject to the City Traffic Engineer's approval. A commercial-type drive approach, as shown on Standard Drawing No. 204 or equivalent, shall be constructed at each entrance to the development. Location and design shall be subject to approval of the Engineering Division. Prior to issuance of any building permit, access rights shall be granted to the City for the purpose of allowing access over the private drives within the project for all necessary City vehicles including fire, pOlice, and refuse disposal vehicles, and any other emergency vehicles. The documents covering thi~ matter shall be prepared by the owner and approved by th~ Planning Department. All refuse storage areas are to be enclosed with a wall. Location, size, type and design of wall are the approval of the Planning Department and Division Services Superintendent. decor a t~ 'le subject to of Pub), ic 2 . x Energy and noise insulation shall comply with all state and local requirements. 3 . x LANDSCAPING: a. Four (4) copies submitted to the approval. The plan the following: of a master landscape plan shall Engineering Division for review shall include, but not be limited be and to, 1) Size, type, and location of plant material prop0ued. 2) Irrigation plan. 3) Such other alternate plants, materials and concepts as may be proposed. design 4) Erosion control plans. \0.. . ~ I.as sky CITY OF SAN BERNARDINO CASE TT 13457 3 8/2/88 , 'i ~ STANDARD REQUIREMENTS AGENDA ITEM HEARING DATE PAGE \.. b. Tree varieties and exact locations will be determined prior to planting by the Director of the Parks and Recreation Department or his/her designee. A minimum number of one inch caliper/15 gallon, multi-branched trees shall be planted within the parkway for each of the following types of lots, as per the City's specifications: 1) Cul-de-sac lot -- one tree; 2) Interior lot -- two trees; \ 3) Corner lot -- three trees. c. To protect against damage by erosion and negative visual impact, surfaces of all cut slopes more than five feet in height and fill slopes more than three feet in height shall be protected by planting with grass or ground cover plants. Slopes exceeding 15 feet in vertical height shall also be planted with shrubs, spaced at not to exceed ten feet on centers; or trees, spaced at not to exceed 20 feet on centers; or a combination of shrubs and trees as cover plants. The plants selected and planting methods used shall be suitable for the soil and climatic conditions of the site: Trees 10%, 15 gallon; 40% 5 gallon; 50%, 1 gallon. 1 r i I Shrubs 20%, 5 gallon; 80%, 1 gallon. Ground cover 100% coverage. d. Slopes required to irrigation system Department. be planted shall be provided with an approved by the Parks and Recreation e. The maintenance of graded slopes and landscaped areas shall be the responsibility of the developer until the transfer to individual ownership. f. All grading and drainage facilities, including erosion control planting of graded slopes, shall be done in accordance with a grading plan IPproved by the City Engineer. A grading permit shall be obtained prior to any grading being done. I I 4. x All lots shall have a minimum area of l1QQ square feet, a minimum depth of ~ feet, and a minimum width of ~ feet, ( 66 feet on corner lots). In addition, each lot on a cul-de- "IS 'Ir'y CITY OF SAN BERNARDINO "'" TT 13457 CASE STANDARD REQUIREMENTS AGENDA ITEM HEARING DATE PAGE .... "\ 5 . x 6 . x 7 . x 8 . x 9 . x 10. x 11. x \... sac or on a curved street where the side lot lines thereof are diverging from the front to rear of the lot, shall have a width of not less than 60 feet measured at the right angle to the lot depth at the midway point between the front and rear lot lines, and a width of not less than 40 feet measured along the front lot line as delineated on the tract map. Where lots occur on the bulb of the cul-de-sac, a minimum lot depth of ~ feet will be permitted. If the proposed depth is less than ~ feet, a plot plan must be submitted to demon- strate that a buildable lot area is possible and to justify the lesser depth. Variable front building setback lines of at least ~ feet and averaging ~ feet, and side street building setback lines 15 feet shall be delineated on the final tract map. All garage entrances on a dedicated street shall have a minimum setback of 18 feet. Perimeter walls and walls required along the rear of all double frontage lots shall be designed and constructed to incorporate design features such as tree planter wells, variable setback, decorative masonry, columns, or other such features to provide visual and physical relief along the wall face. The developer shall obtain Planning Department approval of the visual or engineering design of the proposed wall. When graded slopes occur within or between individual lots, the slope face shall be a part of the downhill lot. Exceptions to this requirement must be approved by the City Engineer. Grading and revegetation shall be staged as required by the City Engineer in order to reduce the amount of bare soil exposed to precipitation. Compliance with all recommendations of the Geology Report shall be required (if applicable). Any clubhouse, swimming or other amenities shall the approved site plan. pool, spa, putting green, picnic areas be installed in the manner indicated on During construction the City Engineer may require a fence around all or a portion of the periphery of the tract site to minimize wind and debris damage to adjacent properties. The type of fencing shall be approved by the City Engineer to assure adequate project site maintenance, clean-up and dust control. ~ I'.' S.Y , r CITY OF SAN BERNARDINO " TT 13457 C':'SE REQUIREMENTS AGENDA ITEM HEARING DATE PAGE 3 8/H88 STANDARD " ~ "" 12. x 13. x J.4. x No roof-mounted equipment shall be placed on screened as specifically approved by the (except for solar collection panels). any building unless Planning Department Within 75 feet of any single-family residential district, the maximum height of any building shall not exceed one-story or 20 feet unless the Commission determines that due to unusual topographical or other features, such restrictive height is not practical. All utility lines exceptions approved Engineer. shall be installed underground subject to by the Planning Department and the City No certificate of occupancy shall be issued with these Standard Requirements as well as the San Bernardino Municipal Code. prior to compliance all provisions of csj/5-9-88 DOC:PCAGENDA DOCUMENTS.I '\.... ~ I'" S"" , CITY OF SAN BERNARDINO PUBLIC WORKS/ENGR. CASE TT 13457 STANDARD REQUIREMENTS AGENDA ITEM HEARING DATE PAGE 3 8/2/88 18 No. 13457: Create 208 SFR lots on Date: 7-6-88 Page .......l... of ..J5 _ pages Prepared By: ~ Reviewed By: Appl i cant: Forecast Where separate Engineering plans are required, t e app 1cant 1S responsible for submitting the Engineering plans directly to the Engineering Division. They may be submitted prior to submittal of Building Plans. Draina e and Flood Control 15. -L-All necessary drainage and flood control measures shall be subject to requirements of the City Engineer, which may be based in part on the recommendations of the San Bernardino Flood Cont.rol Di stri ct. The developer's Engi neer shall furni sh all necessary data relating to drainage and flood control. 16. -L-A local drainage study will be required for the project. Any drainage improvements, structures or storm drains needed to mi ti gate downstream impacts or protect the development shall be designed and constructed at the developer's expense, and right-of-way dedicated as necessary. _ The development is located within Zone A on the Federal Insurance Rate Maps; therefore, a Special Flood Hazard Area Permit issued by the City Engineer shall be required. _ The development is located within Zone B on the Federal Insurance Rate Maps; therefore, all building pads shall be rai sed above the surrounding area as approved by the City Engineer. 17. .-L Comprehensi ve storm drain Project No. is master pl anned in the vicinity of your development. Th1s drain shall be designed and constructed by your project unless your Engineer can conclusively show that the drain is not needed to protect your development or mitigate downstream impacts. 1B. .-LAll drainage from the development approved public drainage facility. drainage facilities and easements satisfaction of the City Engineer. shall If sha 11 be not be directed feasible, provided to an proper to the r CI. TV OF SAN BERNARDINO P\I8L.1C WORKS/IHQR. . CASE TT 13457 i STANDARD REQUIREMENTS AGENDA ITEM HEARING DATE PAGE 3 8/2/88 Project Description: Tent Tract No B4~7 Da te: 7-%-RR Page L r -6_ pages Prepared By: ~ Reviewed By: Grading 19. -LIf more than l' of fill or 2' of cut is proposed, the site/plot/ grading and drainage plan shall be signed by a Registered Civil Engineer and a grading permit will be recuired. The grading plan shall be prepared in stri ct accordance wi th the Ci ty' s "Gradi ng policies and Procedures" and the City's "Standard Drawings", unless otherwise approved by the City Engineer in advance. 20. -LIf more than 5,000 cubic yards of earth~lork is proposed, a gr.ading bond will be required and the grading shall be supervised in . accordance with Section 7012 (c) of the Uniform Building Code. A liquefaction report is required for the site. This report must -be submitted and approved prior to issuance of a grading permit. Any grading requirements recommended by the approved liquefaction report shall be incorporated in the grading plan. An on-si te Improvement Pl an is requi red for thi s project. Where feasible, this plan shall be incorporated with the grading plan and shall conform to all requirements of Section 15.04-167 of the Municipal Code (See "Grading Policies and Procedures"). The on-site Improvement Plan shall be approved by the City Engineer. A reciprocal easement -approval if reci procal proposed to cross lot recorded to remove the shall be recorded prior to grading plan drainage, access, sewer, and/or parking is lines, or a lot line adjustment shall be interior lot lines. 21. -L-The project :"andscape Plan shall be reviewed and approved by the City Engineer prior to issuance of a grading permit. Submit 4 copies to the Engineering Division for checking. An on-si te approved by the grading Lighting the City plan, or Plan for the project shall be revie~led and Engineer. This plan can be incorporated with on-site improvement plan, if practical. Utilities: 22. ......x-Desi gn and construct all accordance ~Ii th Ci ty Code, serving utility, including and cable TV. public utilities to serve the site in City Standards and requirements of the gas, electric, telephone, \Iater, sel,er '" ) . CITY OF SAN BERNARDINO PUBLIC WORKS/ENGR. CASE TT 13457 STANDARD REQUIREMENTS 3 8/2/88 20 AGENDA ITEM HEARING DATE PAGE r ...., Project Description: Tpnt T",,,t Mn 1<4~7 Date: 7-6-BB ?age -l- of ~ pages Prepared 8y: ~ Reviewed By: 23. ---x-Each parcel shall be provided with separate water and sewer facilities so it can be served by the City or the agency providing such services in the area. 24. ---x-Sewer main extensions required to serve the site shall be constructed at the Developer's expense. Sewer systems shall be designed and constructed in accordance with the City's "Sewer Policy and Procedures" and City Standard Drawings. 25. ---x-Utility services shall provided as required. be placed underground and easements 26. ---x-All existing overhead utilities adjacent to or traversing the site on either side of the street shall be undergrounded in accordance with Ordinance No. MC-601 (Subdivisions) or Resolution No. 88-65 (Non-subdivisions). 27. ---x-Existing utilities which interfere with relocated at the Developer's expense Engineer. new constructi on shall be as directed by the City Sewers withi n pri vate streets or pri vate park i ng lots wi 11 not be -maintained by the City but shall be designed and constructed to Ci ty Standards and inspected under a Ci ty On-Si te Constructi on 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. CITY OF SAN BERNARDINO PUBLIC WORKS/ENGR. CASE TT 13457 STANDARD REQUIREMENTS AGENDA ITEM HEARING DATE PAGE 3 R/:1/BB ." ,~ Project Description: Tpnt Tract Nn 13457 Da te: 7-IHlB_ Page ~ of --2_ pages Prepared By: ~ Reviewed By: Street Improvement and Dedications: 2B. ---x-All public streets within and adjacent to the development shall be improved to include combination curb and gutter, paving. handicap ramps, street lights, sidewalks and appurtenances, including, but not limited to, traffic signals, traffic signal modification, relocation of public or private facilities which interfere with new construction, striping, signing, pavement marking and markers, and street name signing. All design and construction shall be accomplished in accordance with the City of San Bernardino "Street Improvement Policy" and City "Standard Drawings", unless otherwise approved by the Ci ty Engi neer. Street 1 i ghti ng, when requi red, shall be designed and constructed in accordance with the City's "Street Lighting Policies and Procedures". Street lighting shall be shown on street improvement plans except where otherwise approved by the City Engineer. 29. ~For the streets listed below, dedication of adequate street right-of-way (R.W.) to provide the distance from street centerline to property line and placement of the curb line (C.L.) in relation to the street centerline shall be as follows: Street Name Right-of-Way (Ft.) 50' 30' 30' 25' ingress/egress Curb Line (Ft.) Mill Street Macy Street ~nterior Collectors I nteri or Locals ~All rights of vehicular the following streets: shall be 36 ' 20' 20' 1B' dedi cated from 30. A traffic study and report is required for thi s project. The report shall be prepared by a properly licensed Traffic Engineer or Civil Engineer knowledgeable in Traffic Engineering. The report shall be prepared in accordance with the City of San Bernardino Department of Public Works "Traffic Policy" and is subject to review and approval of the City Traffic Engineer. All recommendations, as approved by the City Engineer,' shall become Conditions of Approval of the project. CITY OF SAN BERNARDINO PUBLIC WORKS/ENGR. CASE TT 13457 . STANDARD REQUIREMENTS AGENDA ITEM HEARING DATE PAGE 3 8/2/88 22 Project Description: Tent Tract No. 13457 Da te: 7-6-88 Page --1 of ~ pages Prepared By: MWG Reviewed By: 31.. ~ X If the project is to be developed in phases, each individual phase :-shall be designed to provide maximum public safety, conven- ience for public service vehicles, and proper traffic circulation. In order to meet this requirement, the following "ill be required prior to the finalization of any phase: a. Completion of the improvement sufficient plans beyond the feasibility of the design to Engineer. pl ans for the total project or phase boundary to verify the the sati sfacti on of the Ci ty b. A Plan shall be submitted for Engineering Division, Fire, and ting what improvements will be phase, subject to the following: (1) Dead-end streets shall be provided with a minimum 32-foot radius paved turnaround area, review and approval by the Planning Departments indica- constructed with the given (2) Half width streets shall be provided with a minimum 28-foot paved width, (3) Street improvements beyond the phase boundaries, as necessary to provide secondary access, (4 ) Drainage facilities, such as storm drains, earth berms, and block wall s, as necessary, the development from off-site flows, channel s, to protect (5 ) A properly designed water requ ired fi re floVl, perhaps the phase boundaries, system capable of providing looping or extending beyond (6) Easer.1ents for any of the above and the installation of necessary utilities, and , (7) Phase boundaries shall correspond to the lot lines shown on the approved tentative map. CITY OF SAN BERNARDINO PUBLIC WORKS/ENOl'. C~SE TT 13457 STANDARDREQUREMENTS 3 8/2/88 23 r Pro ject Oescri pti on: Tpnt Trilrt Nn 114~7 AGENDA ITEM HEARING DATE PAG Date: 7-6-88 Page ~ of ~ pages Prepared By: ~ Reviewed By: Mapping 32. X A Final/Parcel Map based upon field survey will be required. 33. X All street names shall be subject to approval of the City Engineer -prior to Map approval. 34. Improvement Completion -LStreet, sewer, and drainage improvement plans for project shall be completed, subject to the approval Engineer, prior to the recordation of the Final/Parcel the enti re of the City Map. 35. X If the required improvements are -recordation of the Final/Parcel Map, accompani ed by an agreement executed City will be required. not an by completed prior to improvement security the developer and the If the required improvements are not completed prior to record- -ation of the Parcel Map, an improvement certificate shall be placed upon the Map stati ng that they will be completed upon development. Applicable to parcel map only less than 5 lots. Required Engineering Permits: 36. ~Grading permit (if applicable). On-si te improvements constructi on permi t (except bui 1 di ngs - see -Building and Safety) 37. ~Off-Site improvements construction permit Applicable Engineering Fees: 38. X Plan check fee for Final/Parcel Map. 39. X Plan check and inspection fees for off-site improvements. Plan check and inspection fees for on-site improvements (except -buildings; see Building and Safety). ) CITY OF SAN BERNARDINO PUBLIC WORKS/ENGlt I STANDARD REQUIREMENTS ;;?~1;~3::;1" PAGE 2 4 Project Description: Ton1- T,,~,1- MQ 13457 Da te: 7-fi-RR Page -I- of ~ pages Prepared By: ~ Reviewed By: 40.' ~Plan check and inspection fees for grading (if permit required). Traffic impact mitigation in the amount of $ -For _Bridge improvement fee in amount of $ 41. ~Drainage fee based on $ See Bldq. & Safetv Total fee = $ per square foot. 42. -1--Landscape Plan Review Fee $ 50.00 43. -1--Traffic System Fee of $12.00 per vehicle trip for CitY-llide traffic mitigation based on ADT of lOx208 = 2.080 . ) Tota 1 Fee = $2,080 x 12.00 = $24960 (,..ca.cAWlt 2,.,,, II", ,"'~.&8. ~ Traffic Signal Participation Fee in amount of $335 x 208 units = $69,680.00 to offset cost of future traffic signals at Mill Street and Macy Street. 44. 45. X Macy Street South of Mill Street shall be designed to align with existing Macy Street North of Mill Street. 46. X Street light energy fee to cover cost of electrical energy for street lights for a period of four years after acceptance. .J 'f!!P." Jb II ~".~ ~ (-::~ ~___'I . '.,' 1f-"'J1~". " L1I: I rf" ; r.,.,e-+H '~.. i L , . ~ "~I _....." I I/~, '" - I ~ . ~ _\ < . .' 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If' /K. \11; 0; ")1 ~ ~! -- r'!! ,. r {I ~ 'I f>.:' . I lr;~iilillllll\l~, iii~' ;lliHI~~~~~a:, llli!\Ir.n~r.i1. i !ilii!~'H,nhjl b:h'q Iii p ~ il ~t 1 \ f i 1 ~ ~ i (1 It,.. i t ~ \ . '. i i I i' F. t' APPENDIX J CITY OF SAN BERNARDINO PLANNING DEPARTMENT AGENt.. ITEM # LOCATION CASE TT 13457 HEARING DATE -I o . ~:u .0: ..... . C-It .z It-I t'-U It-I II- Z It-I It-I It-I It-J- It-J It-I 2000 11-1 T It-! C 1t-3 ! IH !to 2 1t-2 It-a It-I -I C R-\ It-I 1t-3 ca R-I -Cl~ ....,. ,.., WSr~ R R-I It-I 2J _. R-\ It-I ,,~ [ i - " -. . It-I 4 It-I R~ . . .. . . . . '.' . && ern -- _._0" '--- ..-. ::":..:::: I.....::~..' \ If , 0"'''0'' . In c:: ( ~ I 6-21