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ORIGINAL
CITY OF SAN BERNARDINO REQUEST FOR COUNCIL ACTION
Dept: Development Services
Subject: Conditional Use Permit No. 07-25
(Appeal No. 08-06) - Appeal of the Planning
Commission's denial of a Conditional Use Permit
to Construct a 1,893 square foot drive-thru
restaurant and 3,440 square foot retail building on a
29,537 square foot parcel located at the southeast
comer of Waterman Avenue and 29th Street in the
CG-I, Commercial General land use district.
MCC Date: February 2, 2009
From: Valerie C. Ross, Director
Date: January 7, 2009
Synopsis of Previous Council Action: None
Recommended Motion:
That the hearing be closed and that the Mayor & Common Council uphold the Planning
Commission's denial of Conditional Use Permit No. 07-25, deny Appeal No. 08-06 and continue the
matter for two weeks to consider findings to support the denial.
Alternative Motion:
That the hearing be closed and that the Mayor & Common Council overturn the action of the
Planning Commission, grant Appeal No. 08-06 and approve Conditional Use Permit No. 07-25 based
on the Findings of Fact and subject to the Conditions of Approval and Standard Requirements in the
September 16, 2008 Planning Commission Staff Report.
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,
Valerie C. Ross
Contact Person:
Brian Foote, Associate Planner
Phone:
384-5057
Supporting data attached:
Staff Report
Ward:
7
FUNDING REQUIREMENTS: Amount: N/A
Source:
(Acct. No.)
Account Description:
Council Notes:
lilel/'dUSLY
Finance:
~z<l 2-2-09
Agenda Item No.
20
2-17-0c;
CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION
ST AFF REPORT
SUBJECT: Conditional Use Permit No. 07-25 (Appeal No. 08-06) - Appeal of the Planning
Commission's denial of a Conditional Use Permit to Construct a 1,893 square foot
drive-thru restaurant and 3,440 square foot retail building on a 29,537 square foot
parcel located at the southeast corner of W aterman Avenue and 29th Street in the
CG-I, Commercial General land use district.
OWNER:
Segal Family Partnership
Robert Segal, Trustee
1250 6th Street, Suite 400
Santa Monica, CA 90401
(310) 393-9304
APPELLANT:
Citicom Development
Allan Steward
1257 W. Colton Ave.
Redlands, CA 92374
(909) 335-0333
Backl!round:
The subject of the appeal is the Planning Commission's denial of Conditional Use Permit (CUP)
No. 07-25 to construct a 1,893 square-foot drive-thru restaurant, a 3,440 square-foot retail
building, and site improvements on a 29,537 square-foot vacant parcel. The subject property is
located on the east side of W aterman Avenue between 29th Street and Country Club Lane in the
CG-I, Commercial General land use district (Exhibit I - Location Map). The Planning
Commission opened a public hearing on April 22, 2008 and heard concerns from several
residents regarding existing conditions around the project site. The public comments focused on
the potential traffic impacts on the surrounding streets. The Planning Commission requested a
traffic study to analyze the potential impacts, and address the concerns expressed by residents.
The traffic study, prepared according to requirements specified by the City Engineer, was
completed in August 2008. The traffic study concluded that the traffic generated by the proposed
project would not have a significant impact on existing streets and intersections, subject to
compliance with the traffic control recommendations in the study. Public Works staff reviewed
and accepted the traffic study, and concurred with the recommendations for street improvements,
striping and signage.
On September 16, 2008, the Planning Commission reviewed the project and the traffic study.
Planning staff recommended approval based on the Findings in the April 22, 2008, staff report
(Exhibit 2) and subject to the recommended conditions of approval, including recommendations
of the traffic study (Exhibit 3). The Planning Commission was concerned about the intensity of
the land use plan proposed for the site, and discussed various project design alternatives with the
applicant, including the possibility of relocating the drive-through restaurant or reducing the total
building floor area proposed for the site. The applicant stated that the 10-foot wide easement that
bisects the property, combined with standard setbacks from the perimeter of the site, made design
changes difficult and economically infeasible. Therefore, the applicant asked the Planning
Commission to take a final action, so that he might appeal the Commission's decision to the
Mayor and Council.
Conditional Use Permit No. 07-25 (Appeal No. 08-06)
Hearing Date: Feb. 2, 2009
Page 2 of2
After the public hearing was closed, Commissioner Mulvihill made a motion to deny the project,
and Commissioner Munoz seconded the motion. Commissioners Mulvihill, Munoz and
Sauerbrun voted for denial and Commissioners Durr and Heasley voted against the motion.
Commissioners Hawkins, Longville, and Rawls were absent. The Planning Commission denied
CUP No. 07-25 based on the finding that the project site was not physically suitable for the
intensity of use proposed for the site. The Planning Commission found that the proposal to
construct a drive-through restaurant and a multi-tenant retail building on the site was too
intensive, due to access constraints related to proximity of the site to the 210 freeway, excessive
traffic generation of the proposed drive-through restaurant and on-site design constraints that
preclude optimum configuration of the drive-through facility.
The applicant filed an appeal on September 30, 2008, to request that the Mayor and Common
Council reverse the Planning Commission's action and approve CUP No. 07-25. The appellant's
specific grounds for the appeal are that the approved traffic study shows that the proposed
development would not adversely affect traffic in the vicinity of the project site, and that the
proposed project would enhance the existing conditions of the site and surrounding area
(Exhibit 4).
Financiallmnact: No impact. The appellant paid applicable processing fees.
Recommendation:
Staff recommends that the Mayor & Common Council uphold the Planning Commission's denial
of CUP No. 07-25.
Attachments:
Exhibit 1
Exhibit 2
Exhibit 3
Exhibit 4
Location Map
Planning Commission Statement of Action and Staff Report
Staff Memo to the Planning Commission dated September 10, 2008
Appeal Application
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EXHIBIT 1
CITY OF SAN BERNARDINO
LOCATION MAP
PLANNING DIVISION
HEARING DATE: 02/02/2009
PROJECT: C.U.P. No. 07-25 (Appeal No. 08-06)
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EXHIBIT 2
CITY OF SAN BERNARDINO
STATEMENT OF OFFICIAL PLANNING COMMISSION ACTION
PROJECT
Number:
Conditional Use Permit No. 07-25
Owner:
Segal Family Partnership
Applicant:
Citicom Development
Description:
A request to construct a 1,893 square-foot drive-thru restaurant and a
3,440 square-foot retail building on a 29,537 square-foot parcel located on
the east side of Waterman Avenue between 29th Street and Country Club
Lane in the CG-l, Commercial General land use district.
ACTION:
DENIED
Meeting Date:
September 16, 2008
The Planning Commission denied Conditional Use Permit No. 07-25, based on the finding that
the project site is not physically suitable for the intensity of use proposed for the site. The
Planning Commission found that the proposal to construct a drive-through restaurant and a retail
building on the site was too intensive, due to: (I) access constraints related to proximity of the
site to the 210 freeway on- & off-ramps; (2) excessive traffic generation of the proposed drive-
through restaurant and (3) on-site design constraints that preclude optimum configuration of the
drive-through facility.
VOTE
Ayes:
Nays:
Abstain:
Absent:
Mulvihill, Munoz and Sauerbrun
Durr, Heasley
None
Coute, Hawkins, Longville and Rawls
The decision of the Planning Commission is fmal unless a written appeal is filed, with the
appropriate fee, within 15 days of the Planning Commission action, pursuant to Section
19.52.100 of the Municipal (Development) Code.
I hereby certify that this Statement of Official Action accurately reflects the final detemlination
of the Planning Commission of the City of San Bernardino.
~~~
Terri Rahhal, Deputy Director/City Planner
C)-3()-"'O~
Date
cc: Case File, Department File, Plan Check, and Public Works/Engineering
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EXHIBIT 2
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SUMMARY
CITY OF SAN BERNARDINO PLANNING DIVISION
CASE:
AGENDA ITEM:
HEARING DATE:
WARD:
Conditional Use Permit No. 07-25
2
April 22, 2008
7
OWNER:
APPLICANT:
Segal Family Partnership
Robert Segal, Trustee
1250 6th Street, Suite 400
Santa Monica, CA 90401
(310) 393-9304
Citicom Development
Kandice Larsen
1257 W. Colton Ave.
Redlands, CA 92374
(949) 261-8805
REQUEST & LOCATION:
A request to construct a retail center consisting of a 3,440 square-foot multi-tenant building and a
1,893 square-foot drive-through restaurant on a 29,537 square-foot parcel located on the east side
of Waterman Avenue between 29th Street and Country Club Lane in the CG-l, Commercial
General land use district.
CONSTRAINTS & OVERLAYS:
None
ENVIRONMENTAL FINDINGS:
. Exempt from CEQA, Section 15332 - In-Fill Development Projects
o Mitigated Negative Declaration
o Mitigation Measures & Mitigation Monitoring/Reporting Program
o Environmental Impact Report
ST AFF RECOMMENDATIONS:
. Approval
. Conditions
o Denial
o Continuance to:
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CUP No. 07~]5
April 22, ]008
Page ;:
REQUEST & LOCATION
The project site is located on the east side of Waterman Avenue, between 29th Street and Country
Club Lane (Attachment A - Location Map). The applicant requests approval to construct a multi~
tenant retail center consisting of 3 suites for a total of 3,440 square feet and a 1,893 square~foot
restaurant with drive~through lane (Attachment B - Site Plan).
The center has been designed with a contemporary architectural style, and fayades will be
articulated on all sides through the use of stucco and stone wainscot. Roofline treatment will be
foam cornice with stucco finish to match the elevations. Storefronts will be decorative with
mullion framing and tempered glass.
SETTING & SITE CHARACTERISTICS
The property is approximately 29,537 square-feet in size, rectangular in shape, and formerly the
site of a gas station and a restaurant. A demolition permit was issued in 2005 and all structures
were removed and the site cleared. No conditions are known to exist that would preclude
development as proposed. The underground storage tanks were removed in 2005, and the
developer has obtained a certificate from the San Bernardino County Fire Department,
Hazardous Materials Division, verifying the hazardous material abatement.
To the north, across 29th Street, is the La Bodega Wine & Spirits liquor store in the CG-l,
Commercial General land use district. To the east, adjacent to the property, are single-family
residences in the RS, Residential Suburban and CG-l, Commercial General land use districts. To
the west, across Waterman Avenue, are single-family residences in the CO, Commercial Office
land use district. To the south, across Country Club Lane, are single-family residences in the RS,
Residential Suburban land use district.
BACKGROUND
The Development & Environmental Review Committee (D/ERC) reviewed the proposed project
on October 4, 2007, and December 20, 2007, and the item was moved to the Planning
Commission pending revisions to the Site Plan. Revised plans were submitted on March 14,
2008.
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
The proposed project is Categorically Exempt from the California Environmental Quality Act,
pursuant to Section 15332 for In-Fill Development Projects. The submitted plans and supporting
reports indicate that there will be no potentially significant effects on the environment, and the
project qualifies for exemption. The applicant has obtained a certificate from the San Bernardino
County Fire Department for removal of the underground tanks. The site is not on the list of sites
maintained by the California EPA's Department of Toxic Substances Control for properties
contaminated by hazardous materials.
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CUP No. 07-25
April 22, 2008
Page 3
FINDINGS & ANALYSIS
1. Is the proposed use conditionally permitted within the subject land use district, would it
impair the integrity and character oJthe subject land use district, and does it comply with
all oJthe applicable provisions oJthis Development Code?
Multi-tenant shopping centers are permitted in the CG-l district with a Conditional Use
Permit. Retail businesses, restaurants, and other local-serving establishments listed in
Development Code ~19.06,020 (Table 6.01) would be permitted. The Site Plan complies
with all of the applicable provisions of the Development Code (see Table 1), including
the minimum standards for setbacks, height, lot coverage, parking, landscaping, etc. The
retail building height is proposed at 21 feet at the roofline, and will appear to be two
stories high at the east property line and adj acent to the street.
TABLE 1. DEVELOPMENT CODE & GENERAL PLAN CONSISTENCY
CA TEGORY PROPOSAL DEVELOPMENT GENERAL PLAN
CODE
Permitted Use Retail Center & Permitted subject to Consistent
Drive- Thru Restaurant Conditional Use Permit
Structure Height 21 '0" 11 story 30'0" 12 stories N/A
Setbacks
- Front 69'0" 10'0"
- Side n1a 0'0" N/A
- Street Side 11 '2" 10'0"
- Rear 0'0" (commercial) 0'0" (commercial)
17'0" 10'0"
(adiacent to residential) (adiacent to residential)
Landscaping > 15 % 15 % min. N/A
Lot Coverage 18% 50 % max, N/A
Parking 32 30 N/A
2. Is the proposed use consistent with the General Plan?
The proposed uses will be consistent with a number of General Plan policies and
objectives. The Land Use Element (Table LU-2) lists the intended uses for the CG-l land
use district, and permits a variety of local and regional serving retail, restaurants, and
related commercial uses that capitalize on the location along a major corridor. The
proposal, as conditioned, will also be consistent with the following General Plan policies:
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CUP No. IJ7-25
April 22. 2IJIJ8
Page 4
Land Use Policy 2.2.1 - 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.
Community Design Policy 5.7.3 - Maintain architectural interest and variety through
varied rooflines, building setbacks, and detailed fayade treatments and maintain a strong
sense of project identity through similarities in fayade organization, landscaping, material
use, colors, and roof shapes.
Community Design Policy 5.7.6 - Ensure architectural detailing, including richly
articulated surfaces and varied fayade treatment, rather than plain or blank walls.
3. Is the approval of the Conditional Use Permit for the proposed use in compliance with
the requirements of the California Environmental Quality Act and Section 19.20.030(6)
of the Development Code?
The application is consistent with the California Environmental Quality Act and
Development Code Section 19.20.030(6). The proposed project is Categorically Exempt
from the CEQA, pursuant to Section 15332 for In-Fill Development Projects. The
submitted plans and supporting reports indicate that there will be no potentially
significant effects on the environment, and the project qualifies for exemption.
4. Are there potentially significant negative impacts upon environmental quality and natural
resources that could not be properly mitigated and monitored?
There are no potentially significant negative impacts upon environmental quality or
natural resources. The project will redevelop a 29,537 square-foot property that is
surrounded by urban development and has no habitat value.
5. Are the location, size, design, and operating characteristics of the proposed use
compatible with the existing and future land uses within the general area in which the
proposed use is to be located and will it create significant noise, traffic or other
conditions or situations that may be objectionable or detrimental to other permitted uses
in the vicinity or adverse to the public interest, health, safety, convenience, or welfare of
the City?
The center will be compatible with existing and future land uses within the general area,
and will enhance and not adversely impact adjacent residences or businesses, Existing
single- family homes to the east of the site are permitted uses, and will be shielded from
the proposed use by an 8-foot high decorative wall and landscaping. The drive-through
lane is located at the rear of the property, which will be shielded by a block wall, and the
speaker system will have a volume control feature, Condition of Approval No.1 limits
the hours of operation for the drive-through window from 6:00 a.m. to 11 :00 p.m, daily,
due to the proximity of residences near the site, Another Condition of Approval requires
consistent architectural treatment on all sides of the retail building, to include the stucco
finish and cornice trim to match on all sides. Conditions are included to require on-site
lighting to be contained within the property, to limit potential glare on adjacent
residences. The proposed project, as designed, is not expected to adversely impact
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CUP No. 07-J5
April n, J()()8
Page 5
neighboring residences or businesses, and will not be adverse to the public interest,
health, safety, convenience, or welfare of the City,
6, Is the subject site physically suitable for the tJpe and density/intensity of use being
proposed?
The site is designated Commercial General, CG-I, and will be suitable for the intensity of
use that is proposed, The site was previously developed with an automobile repair and
service station and a restaurant. The location, size, shape, design, and operating
characteristics of the proposed project (as conditioned) is appropriate for the site,
7, Are there adequate provisions for public access, water, sanitation, and public utilities
and services to ensure that the proposed use would not be detrimental to public health
and safety?
The project will not be detrimental to public health and safety. All agencies responsible
for providing access, water, sanitation, and other public services have all had the
opportunity to review the proposal and can serve the location. The project is designed to
comply with all applicable provisions of local, state, and federal regulations.
CONCLUSION
The proposal is consistent with the General Plan and the Development Code, and satisfies all
Findings of Fact required for approval of Conditional Use Permit No. 07-25.
RECOMMENDATION
Staff recommends that the Planning Commission approve Conditional Use Permit No. 07-25
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,
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Valerie C. Ross
Development Services Director
~~
Brian Foote
Associate Planner
Attachment A
Attachment B
Attachment C
Attachment D
Location Map
Site Plan, Floor Plan, Elevations
Conditions of Approval
Standard Requirements
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ATTACHMENT A
CITY OF SAN BERNARDINO
LOCATION MAP
PLANNING DIVISION
HEARING DATE: 04/22/2008
PROJECT: C.U.P. No. 07-25
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ATTACHMENTC
CONDITIONS OF APPROVAL
I. This permit/approval authorizes construction of a multi-tenant retail center totaling 3,440 SF,
and a restaurant with drive-through window totaling 1,893 SF, on a 29,537 SF parccllocated
on the east side of Waterman Avenue between 29th Street and Country Club Lane. The hours
of operation for the drive-through window shall be permitted to begin at 6:00 a.m. and shall
end at II :00 p.m. each day.
2. Within two years of development approval, commencement of construction shall have
occurred or the permit/approval shall become null and void. In addition, if after
commencement of construction, work is discontinued for a period of one year, then the
permit/approval shall become null and void. However, approval of 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: APRIL 22, 2010
Project: Conditional Use Permit No. 07-25
3. The review authority may grant a one-time extension, for good cause, not to exceed 12
months. The applicant must file an application, processing fees, and all required submittal
items, 30 days prior to the expiration date. The review authority shall ensure that the proj ect
complies with all Development Code provisions in effect at the time of the requested
extension.
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 for 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 effect if this
Conditional Use Permit is rescinded or revoked, whether or not at the request of applicant.
,
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CUP No. 07-25 Conditions
April 22. 2UU8
Page 20f4
5.. Construction shall be in substantial confonnance 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 pern1it process. Any modification which exceeds 10% of the following
allowable measurable design/site considerations shall require the re-filing of the original
application and a subsequent hearing by the appropriate hearing review authority if
applicable:
a. On-site circulation and parking, loading and landscaping;
b. Placement and/or height of walls, fences and structures;
c. Reconfiguration of architectural features, including colors, and/or modification of
finished materials that do not alter or compromise the previously approved theme; and,
d. A reduction in density or intensity of a development project.
6. No vacant, relocated, altered, repaired or hereafter erected structure shall be occupied or no
change of use ofland or structure(s) shall be inaugurated, or no new business commenced as
authorized by this pennit until a Certificate of Occupancy has been issued by the
Department. A temporary Certificate of Occupancy may be issued by the Department subject
to the conditions imposed on the use, provided that a deposit is filed with the Department of
Public Works prior to the issuance of the Certificate, if necessary. The deposit or security
shall guarantee the faithful perfonnance and completion of all tenns, conditions and
perfonnance standards imposed on the intended use by this pennit.
7. This pennit or approval is subject to all the applicable provisions of the Development Code
in effect at the time of approval. This includes Chapter 19.20 - Property Development
Standards, and includes: dust and dirt control during construction and grading activities;
emission control of fumes, vapors, gases and other fonns of air pollution; glare control;
exterior lighting design and control; noise control; odor control; screening; signs, off-street
parking and off-street loading; and, vibration control. Screening and sign regulations
compliance is important considerations to the developer because they will delay the issuance
of a Certificate of Occupancy until they are complied with. Any exterior structural
equipment, or utility transfonners, 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 property owner(s) and tenants shall comply with the requirements of other agencies (e.g.
California Board of Equalization, California Department of Transportation, San Bernardino
County Department of Environmental Health, etc.) as applicable.
9. The project shall comply with all applicable requirements of the Public Works/ Engincering
Division, Building/Plan Check Division, Fire Department, Police Department, Municipal
Water Department, Public Services Department, and City Clerk's Office.
10. The building architecture shall confonn to the approved elevations, and the retail building
shall have consistent architectural treatment on all sides (to include the stucco finish and
cornice treatment on all sides). Prior to changing the approved building colors in the future,
the owner shall submit a proposal and receive approval from the Planning Division.
C)
()
CUP No. 07-25 COlldiliom
April 22, 2008
Page 3 0[4
II. All perimeter walls shall be constructed of decorative materials (e.g. slump stone, stucco, or
split-face block with cap rock). Both sides of the wall shall have the decorative finish.
12. The speaker system for the drive-through window shall have a volume control feature, and
speaker volume shall be reduced during the evening and early-morning hours if necessary.
13. Light poles shall not be placed along the easterly boundary of the property. Illuminated
bollards, landscape lighting, or similar path lighting may be utilized for the drive-through
lane or where excessive light spillover would impact nearby residences.
14. Exterior lighting shall be shielded or recessed so that direct glare and reflections are
contained within the boundaries of the site, and shall be directed downward and away from
adjoining properties. All lighting fixtures shall be decorative and appropriate in scale,
intensity, and height to the use.
15. All exterior lighting shall be energy-efficient with provisions to reduce usage when buildings
are closed.
16. Any equipment, whether on the roof, side of structure, or ground, shall be screened from
view. The method of screening shall be architecturally compatible in terms of materials,
color, shape, and size. The screening design shall blend with the building design and include
landscaping when on the ground.
17. The overall landscape plan approved for this project shall meet the proVISions of
Development Code S 19.28 (Landscaping Standards) and shall include turf grass as a
component of the groundcover within planter areas adjacent to public rights-of-way.
Wood/bark chips shall be used sparingly and shall not be the primary groundcover material.
18. The applicant shall post a bond in an amount equivalent to the cost of landscaping including
landscape installation and one year of maintenance service. The purpose of the bond is to
ensure that all landscaping survives the planting process and lasts for a period of at least one-
year. The bond will be released no sooner than one year after issuance of the Final Certificate
of Occupancy, and only after such time as the survival of the landscaping has been verified
by City staff.
19. Barbed wire, razor wire, concertina wire, and/or electrified fences shall not be permitted
anywhere on the site.
20. Signs are not approved as a part of this permit. Prior to establishing any new signs, the
applicant shall submit an application and receive approval for a sign permit from the
Planning Division.
21. Signslbanners shall not be placed on or over the roof or within landscaped areas. Banners and
other signs for special events (i.e., grand openings) will require a Temporary Sign Permit to
be approved prior to installation. Signslbanners shall not encroach into public right-of-way.
~
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CUP No. 07-25 Call1hliollS
April 22,2008
Page 4 u/4
22. No painted window signs, roof signs, permanent sale or come-on signs will be permitted at
this site,
23, Any security gates/bars, doors, and window bars shall be installed only on the inside of the
structure, Video surveillance equipment installed on building exteriors shall be painted to
match the structure, or treated to blend with the architecture of the development.
24, Vending machines shall not be located on the site unless secured within a building,
25. Public pay telephones provided on-site, if any, shall not be set up for incoming calls. Public
telephones shall be located within the structures and featured with out-call service only.
26. The property owner(s) shall be responsible for regular maintenance of the site. Vandalism,
graffiti, trash, and debris shall be removed within 24 hours. The management shall take a
photograph of the graffiti and provide to the Police Department prior to removing the graffiti.
27. Outdoor displays and/or storage shall be prohibited. Outdoor dining facilities and similar
amenities as determined by the Director shall be exempt from this requirement.
28. Music and operational noise shall not exceed the standards specified in Development Code
919.20.030 and San Bernardino Municipal Code 98.54 (Noise Control).
29. Submittal requirements for permit applications (building, site improvements, etc.) to the
Building/Plan Check Division and the Public Works/Engineering Division shall include all
Conditions of Approval and Standard Requirements issued with the Planning approval to be
printed on the plan sheets.
30. No final Certificate of Occupancy shall be issued until all conditions of approval have been
completed. A Certificate of Occupancy shall be obtained from the Building/Plan Check
Division prior to opening any business to the public.
31. This permit/approval is also subject to the attached conditions or requirements of the
following City Departments or Divisions:
a. Development Services Department - Public Works/Engineering Division
b. Development Services Department - Building/Plan Check Division
c. Fire Department
d. San Bernardino Municipal Water Department
e. Public Services Department
End of Attachment C
See attached Standard Requirements
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ATTACHMENT D
CITY OF SAN BERNARDINO
Development Services Department - Public Works Division
Standard Requirements
Description: A request to construct two retail buildings for a total of 5,333 sq.ft.
on a 29, 537 lot.
Applicant: Citicom Development
Location: 2855 N. Waterman
Case Number: CUP 07-25
1. DrainaCle and Flood Control
a) 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.
b) 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.
c) A Water Quality Management Plan (WQMP) is required for this
project. The applicant is directed to the City's web page at
www.ci.san-bernardino.ca.us - Departments - Development
Services - Public Works for templates to use in the preparation of
this plan.
d) The City Engineer, prior to issuance of a grading permit shall
approve the WQMP.
e) 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.
!J
Project: Two Retail bUil~S with drive thru
Case No. CUP 07-25
Page 2 01'7
2. GradinCl and Landscapinq
a) The grading and drainage plan shall be signed by a Registered
Civil Engineer and a grading permit will be required. The grading
plan shall be prepared in strict accordance with the City's "Grading
Policies and Procedures" and the City's "Standard Drawings",
unless otherwise approved by the City Engineer.
b) 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").
c) 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.
d) 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.
e) Refuse enclosures must be constructed in accordance with City
Standard Drawing No. 508 modified to provide ADA accessibility.
The modified trash enclosure design shall be detailed on the on-site
improvement plan. 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.
f) Where a refuse enclosure is proposed to be constructed adjacent
to spaces for parking passenger vehicles, a 3' wide by 6 " 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.
g) 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.
~,
Project: Two Retail bUil~S with drive thru
Case No. CUP 07-25
Page 3 on
h) All fencing shall be shown and detailed on the on-site improvement
plan.
i) Interior fencing material within 5 feet of the structure shall be either
non-combustible or 1-hour fire rated. Vinyl fencing is not allowed
within 5 feet of the structure.
j) The Drive-through lane and the parking area adjacent to the
building shall be constructed of PCC concrete pavement.
k) The on-site improvement plan shall include details of on-site
lighting, including:
. light location,
. type of poles and fixtures,
. foundation design,
. conduit location, size, and material,
. the number and size of conductors in each conduit run.
. Photometry calculations 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-candle security lighting during all other hours.
I) 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.
m) 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.
n) 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.
0) The project Landscape Plan shall be reviewed and approved by the
City Engineer prior to issuance of a grading permit. Submit 4
copies to the Engineering Division for Review.
()
Project: Two Retail bUilQs with drive thru
Case No. CUP 07-25
Page 4 of?
p) 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
able to file appropriate liens against the property in order to
accomplish the required landscape maintenance. A document-
processing fee in the amount of $318.00 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.
b) Backflow preventers shall be installed for any building with the
finished floor elevation below the rim elevation of the nearest
upstream manhole.
c) 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.
d) A street cut permit, from the City Engineer, will be required for utility
cuts into existing streets.
e) 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).
4. Street Improvement and Dedications
a) For the streets listed below, dedication of adequate street right-of-
way (R.W.) to provide the distance from street centerline to
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Project: Two Retail bui;ls with drive thm
Case No. CUP 07-25
Page 5 of?
property line and placement of the curb line (C.L.) in relation to the
street centerline shall be as follows:
Street Name Right of Wav(ft.) Curb Line(ft)
29TH Street 30 ft. 20ft.
Country Club Lane 30ft. 20ft.
Waterman Street 55 ft. 32ft.
b) Construct 8" Curb and Gutter per City Standard No. 200 adjacent to
the site. Widen pavement adjacent to the site to match new curb
and gutter. Construct approach and departure transitions for traffic
safety and drainage as approved by the City Engineer.
c) Construct sidewalk adjacent to the site in accordance with City
Standard No. 202, Case "A" (6' wide adjacent to curb).
d) 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 "8" and sidewalk shall conform
to Standard No. 202, Case "A" (6' wide adjacent to curb), unless
otherwise approved by the City Engineer.
e) Construct accessible curb ramps in accordance with Caltrans
Standard, modified as approved by the City Engineer to comply
with current ADA accessibility requirements, at the curb return on
Waterman and 29th Street which is adjacent to the project site, the
curb radius shall be 25 ft. Dedicate sufficient right-of-way at the
corner to accommodate the ramp.
f) Construct Driveway Approaches per City Standard No. 204, Type
II, including an accessible by-pass around the top of the drive
approach. Remove existing driveway approaches that are not part
of the approved plan and replace with full height curb & gutter and
sidewalk.
g) The pavements on 29th Street and Waterman and Country Club
Lane and Waterman adjoining the site shall be rehabilitated to
centerline using a 2" grind and overlay and repair where the road
has failed.
)
Project: Two Retail bUilis with drive thru
Case No. CUP 07-25
Page 6 on
h) Install Street Lights adjacent to the site in accordance with City
Standard Nos. SL-1 and SL-2.
5. Required Enqineerinq Plans
a) A complete submittal for plan checking shall consist of street
improvement, sewer, storm drain, lighting, grading, on-site
landscaping and irrigation, and other plans as required. Piecemeal
submittal of various types of plans for the same project will not be
allowed.
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.ci.san-bernardino.ca.us/site/pw/default.htm
6. Required Enaineerinq 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.
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Project: Two Retail buil&t.;s with drive thru
Case No. CUP 07-25
Page 7 on
7. Applicable Enqineerinq 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_ci_san-bernardino_ca.us/site/pw/defaulthtm
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.
CITY OF SAN BERNARDINO
Interoffice Memorandum
To:
From:
S ubj ect:
Date:
Copies:
Brian Foote, Associate Planner
Robert Eisenbeisz, City Engine't~
Review of CUP 07- 25 Traffic Study
August 2S, 200S
File No. 13.47
Staff has reviewed the referenced traffic study dated August 6, 200S by Kunzman
Associates to assess the circulation impacts associated with the construction of a
I,S93 square-foot fast food restaurant with drive-thru lane and 3,440 square-foot
retail center. The proposed site is located along the east side of Waterman A venue
between 29!h Street and Country Club Drive. Staff recommends project approval
with the following requirements:
. Staff has reviewed Table 3 (Project Traffic Generation) and concurs with the
project trip estimation.
. Staff concurs with the Study's "Circulation Recommendations" (Figure 26)
and would suggest that the westbound approach on 29th Street at Waterman
Avenue be re-striped to include an optional thru/left-tum lane with a separate
right-turn only lane. Parking will be restricted along both sides of 29th Street
(to 100' E/O Waterman Avenue) to accommodate the proposed striping. Start
will continue to monitor this segment of Waterman Avenue between 29th Street
and 2Sth Street to insure satisfactory traffic circulation.
. Install "Keep Clear" striping and pavement markings for northbound traffic at
the intersections of Waterman Ave./29th Street and Waterman Ave.!Country
Club Lane.
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E. Recommendations
The recommendations in this section address on-site improvements, off-site
improvements and the phasing of all necessary study area transportation
improvements.
1, On-Site Imorovements
On-site improvements and improvements adjacent to the site will be
required in conjunction with the proposed development to ensure
adequate circulation within the project itself (see Figure 26).
Construct Waterman Avenue from East 29th Street to Country Club Lane
at its ultimate half-section width including landscaping and parkway
improvements in conjunction with development.
Construct East 29th Street from Waterman Avenue to the project east
boundary its ultimate half-section width including landscaping and
parkway improvements in conjunction with development.
Construct Country Club Lane from Waterman Avenue to the project east
boundary its ultimate half-section width including landscaping and
parkway improvements in conjunction with development.
Sight distance at the project accesses should be reviewed with respect
to California Department of Transportation/City of San Bernardino
standards in conjunction with the preparation of final grading,
landscaping, and street improvement plans.
On-site traffic signing and striping should be implemented in conjunction
with detailed construction plans for the project.
The site should provide sufficient parking spaces to meet City of San
Bernardino parking code requirements in order to service on-site parking
demand.
2. Off-Site Imorovements
The east and west legs at the intersection of Waterman Avenue/East
29th Street to be restricted for right turns out only.
As is the case for any roadway design, the City of San Bernardino should
periodically review traffic operations in the vicinity of the project once the
project is constructed to assure that the traffic operations are
satisfactory.
49
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City of San Bernardino
STA:\DARD REQl'IRDIE:\TS
Development Senices/Plan Check Division
Property Address:
N\::-:' O\~O - wn- 2.\
DRClCCP/DP: CMf ~ Ql- 2..6
DATE: 4- \ 2:-"-\Old
:\IOTE: NO PLANS WILL BE ACCEPTED FOR PLAN CHECK
WITHOUT CONDITIONS OF APPROVAL IMPRINTED ON PLAN
SHEETS.
Submit 6 sets of plans, minimum size 18" x 24", drawn to scale. If plan check is for expeditious
review, submit 6 sets. The plans shall include (if applicable):
. SITE PLAN (include address & assessors parcel number)
. FOUNDATION PLAN
. FI~OOR PLAN (label use of all areas)
. ELEVATIONS
. ELECTRICAL, MECHANICAL & PLUMBING PLANS
. DETAIL SHEETS (structural)
. CROSS SECTION DETAILS
. SHOW COMPLIANCE WITH TITLE 24/ACCESSIBIUTY (disabled areas)
. PLAN CHECK DEPOSIT FEE WILL BE REQFIRED {;PON SrBMITTAL OF PLANS.
CALL DEVELOPMENT SERVICES (PLAN CHECK) FOR AMOL:NT. :'I/FMBER TO
CALL: (909) 384-5071
I. The title sheet of the plans must specify the occupancy classification, type of construction, if the
building has sprinklers and the current applicable codes.
2. The person who prepares them must sign the plans. Also, provide the address and phone
number of that person. Some types of occupancies require that the plans are prepared,
'tamped and .signed by an architect, engineer or other person licensed by the State of
California.
3. For .structures that must include and engineers design, provide 2 sets of,tamped/wet .signed
calculations prepared by a licensed architect/engineer.
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~. Pn)\ide 2 ,ets of Title 2~ Energ~ colllflliam'e forms and cakulations, SOllie compliance forlll.,
arc /"l''1uired to be printed on the plan.s,
~, Sublllit grading. sile and. or Iand.se'lpe plans to Pnblie Works, Engineering for plan cherk
appro\al and permits. For more informalion. phone (909) 38~-~11 I.
6. Fire 'prinklers plans. lire suppression s~stem plans. etc. shall be submitted to the Fire
Dc'partlllent for plan check appro\ al and permits. For information. phone (909) 38-1.5388.
Siens re'luire a separate suhmitlalto the Planning Oili';"n for plan check appf"ll\al and
permits. For informalion. phone (909) 38-1-5057.
8. Restaurants. food preparation fadlities and some health related occupancies will require
clearances and approved plans from San Bernardino County Health Department. For
information. phone (909) 387-021-1,
9. Occupancies that include restaurants, car washes, automotive repair/auto body, dental offices,
food preparation facilities or processing plants, etc. may require approvals and permits from
San Bernardino Water Reclamation. For Information, phone (909) 384-5141.
10. An air quality permit may be required. Contact South Coast Air Quality :\-Ianagement Division
for information at (909) 396-2000.
1 I. State of California Business & Professions Code/Contractors License Law requires that permits
can be Issued to licensed contractors or owner-builders (that are doing the work). Contractors
must provide their State License "'umber, a city business registration and workers
rompensatlon polley carrier and policy number. Owner-builders must provide proof of
ownership.
:\fon:: PLAN CHECK TIME ON THESE TYPES OF PROJECTS IS
APPROXI\IA TEL Y 4-6 WEEKS FOR FIRST CORRECTIONS. EXPEDITIOl'S REVIEW IS
APPROXL\IA TEL Y 10 \VORKI;\/G DA YS. THE DEVELOPMENT REVIEW PROCESS IS
NOT THE BULDING PLAN CHECK AND DOES NOT IMPL Y THAT THE DESIGN AS
SI'B:\IlTTED WILL BE APPROVED WITHOUT CORRECTIONS.
('omments:
. .
CITY 6~N BERNARDINO FIR~EPARTMENT
STANDARD REQUIREMENTS Case; c.vp 07. L5
Date: 10 - 4 . 7
1.. ~ 5,<; rI il'J..&.~I'JlU!'dl,L Reviewed By; Qe:.t(j
iNERAL REQUIREMENTS:
Provide one additional set of construction plans te BU. ild. jng and Safely lor Fire Department use at time of plan check.
Contact the City of San Bernardino Fire Department at (909) 384-5585 for speciflc detailed requirements.
Jd The dev~loper shall provide for adequate fire flow. Mlm~um fire flow requi.rements shall be base.d on sq~are footage, construction features, and exposure
information supplied by the developer and must be available Drior to placing combustible matenats on sIte.
WATER PURVEYOR FOR FIRE PROTECTION:
~ The fire protection water service 'or the area of this pro;ect is provided by:
B San Bernardino Municipal Water Department-Engineering (909) 384-5391
o East Valley Watar District-Engineering (909) 888.8986
o Other Water purveyor. Phone:
PUBLIC FIRE PROTECTION FACILITIES: IF G"l< I~ 11v4 IS Nor ('~I11f7ol/ ,tJ<":p S#p.u.- 6 """- Ufk;-1<4I7~tJ
..[JI Public fire hydrants are required along streets at intervals not to BAceed 300 feet for commercial and multi-res1dential areas and at intervals not to exceed
r 500 feet for residential areas. ~
o Fire hydrant minimum flow rates of 1,500 gpm at a 20 psi minimum residual pressure are required for commercial and multi-residential areas. Minimum fire
r hydrant flow rates of 1,000 gpm al a 20 psi minimum residual pressure are required for residential areas.
~ Fire hydrant type and specific location shall be jointly determined by the City of San 3ernardino Fire Department in conjunction with the water purveyor. Fire
hydrant materials and installation shall conform to the standards and specifications of the water plJrveyor.
Publk: fire hydrants, fire services, and public water facilities necessary to meet Fire Department requirements are the developer's financial responsibility and
shall be installed by the water purveyor or by the developer at the water purveyor's discretion. Contact the water purveyor indicated above for additional
information.
ACCESS:
B Provide two separate, dedicated routes 0f ingress/egress to the property entrance. The routes shall be paved, all weather,
Provide an access road to each building for fire apparatus. Access roadway shall have an all-weather driving surface ot not less than 20 feet of unob-
structed width.
o Extend roadway to """thin 150 feet of aU portions of ttle oxterior wall at all ,single story buildings.
o Extend roadway to within 50 feet of the oxterior wall of aU multi~le-story buildings.
o Provide KNO PARKING~ signs whenever parking 01 vehicles would possible reduce the clearance of access roadways to less than the required width. Signs
are to read "FJRE LANE-NO PARKING:-M.C. Sec. 15.16~.
o Dead-end streets shall not exceed SOO feet in :ength and shall have a minimum 40 foot radius turnaround.
o The names of any new streets (public or private) shall be s'Jbmitted to the Fire Department for approval.
SITE:
o All access roads and streets Clre to be constructed and usable prior to combustible construction.
o Private fire hydrants shall be Installed to protect each building located more than 150 feet from the curb line, No tire hydrants should be within 40 feet of any
exterior wall. The hydrants shall be Wet Barrel type, with one 2Y.z inch and 4 Inch outlet, and approved by the Fire Department. Areas adjacent to fire
hydrants shall be designated as a ~NO PARKING" zone by painting an 8 inch 'Nide, red stripe for 15 feet in each direction in front of the hydrant in such a
manner that it will not be blocked by parked vohicles. Lettering to be in wtlite 6~ by lh".
BUILDINGS:
""rY Address numerals shall be installed on the building allhe front or other approved IOCdficn in such a manner as 10 be visible from the frontage street. Com-
l.)(.. mercial and multi family address numerals shaH he.& inches tali, single family 1.ddress numerals shall be 4 inches tall. The color of the numerals shall con-
trast 'Nith the color of the background. 0
"'IX Identify each gas and electric meter "/11th the number of the unit it serVGs.
)iif Fire extinguishers must be installed prior t~ the b11'ldin') baing occupied. fhe minim'lm ral!ng for rll1y fire extinguisher's 2A 10BlC. Minimum distribution of
fire extinguishers must be such that no ir,teriol' part:jf !r,o bu;lding i:s c'/er 75 leat travel distance fmm a fire extinguisher.
o Apartment houses with 16 or mora units, hotels (lWJlels) '{.lith 20 or more units. or apartments or hotels {motels) three stories or more in height shall be
equipped 'Nith automatic fire sprinklers d€lr,i9n8d to NFPA sl::H1dards.
o All buildings, over 5,000 square leal. "hal: be Aquippe-:f "~lh an :'!utorr.atic 'ire <;prinker system designed to NFPA standards. This includes existing buildings
vacant over 365 days. ,I
~ Submit plans for the fire protection :>yslem /:) jhe Firf: D,_'partnlenl prior to beginning construc. ti~n cltha system. Parrnit requ. ired. f1 O)V 0..JPP12tsS1
C Tenant improvements in aU <;prmkicf'fld builol'lgs are 10 tIP .ippro'-ied by tI,,~ Fife Dc-partmant ptlor 10 start 01.~onstructICn. Permit requlf'ed.
o Provide tire alarm (required lhroughoul), Plans (11U:3( be, il~prQV2d by tile Fir" Cepartmenl pnor to start of installation. Permit required.
~Fire Department connection to sprinkler systum/standplpe system, Shall be required at Fire Department approved location.
FIre Code Permit required, Apply 031 200 Hdst -3rd street, (909) 384-5388. HAY Be PE:.9-:J'R..I;(;)
Fire Sprinkler monitoring required. ~lli1ns iT'll_51 he d.pprovd<f hy the F!~e Department prior to the start of construction. Permit required.
o Occupant Load.
Note: The applicant must request, in writing, 8ny !~hanyes to Fire Department requirements.
ADDITIONAL INFORMATION:
FP8170(03-03)
'&!SERNARDINO MUNICIPAL WATER DEPART~)
STANDARD REQUIREMENTS
DRC/ERC Case: CONDITIONAL USE PERMIT NO. 07-25
150-073-21
Segal Family Partnership
Citicom Development
A request to construct two retail buildings for a total of 5,295 sq ft on a 29,537 sq ft lot. Building 1 - 1,700 sq ft. drive-
thru restaurant. Building 2 -3,595 sq. ft. multi-tenant retail building on the E/s of Waterman between 29th 5t &
Country Club Ln.
NUMBER OF UNITS: 2
LOCATION: East side of Waterman Ave. between 29th Street and Country Club Lane
WATER DEPARTMENT ENGINEERING:
APN NUMBER:
EPN NUMBER:
REVIEW OF PLANS:
OWNER:
DEVELOPER:
TYPE OF PROJECT:
DATE COMPILED: 10/3/2007
COMPILED BY: Brunson, Ted
CONTACT: Ledbetter, Steve
PHONE NUMBER: (909) 384-7225
FAX NUMBER: (909) 384-5532
Note: All Water Services are Subject to the Rules Regulations of the Water Department
'OJ Size of Main Adjacent the Project 8" STEEL in Waterman; 6" STEEL in 29th SI. & Country Club Lane
~' Approximate Water Pressure ~ Elevation of Water Storage: Hydrant Flow @ 20psi:
~ Type, Size, location and Distance to Nearest Fire Hydrant 007-206
= Water Supply Study Required :;j' Pressure Regulator Required on Customer Side of the Meter
-~= Offsite Water Facilities Required L_ Water Main Reimbursement Due
Area Not Served by San Bernardino Municipal Water Department
'~~ 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
'i' Double Check Backflow Device Required at Service Connection for Fire and Irrigation
oj Backflow Device to be Inspected before Water Service can be Activated
No Backflow Device is required at this time
FAX NUMBER: (909) 384-5928
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
Sewer Capacity Fee Applicable at this time
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
Breakdown Of Estimated Gallons Per Day
COPY TO: Customer; Planning; Engineering
Wednesday, October 03, 2007
EPM
Page 1 of 1
r]t (I
City of San Bernardino Public Services Department
Development Project Conditions of Approval
300 North D Street - 4th Floor
San Bernardino, CA 92418
Project Number: CUP No. 07-25 Project Planner: Brian Foote Review Date: 10/04/07 I
i
i
:
Project Description/Business Name: Construct a multi-tenant retail center consisting of a 3,440 SF multi- I
tenant building and a 1,893 SF drive-thru restaurant. I
i
Project Location/ Address: East side of Waterman Ave. between 29th Street & Service Account: new
Country Club Lane.
Reviewed By: e-mail: Phone:
Gracie Washington washi ngton_gr@sbcity.org 909.384.5549 x1050
. Standard Development Requirements
Project shall meet all applicable Standard Development Requirements as attached.
. Integrated Waste Management Survey
Applicant shall submit an Integrated Waste Management Survey for each of the activities marked below
with the initial application to Planning for approval by the Public Services Department Refuse and Recycling
Division prior to issuance of permits for each activity.
D Demolition & Site Preparation I D Construction / Renovation I D Business Operations or Event
. Additional Requirements or Recommendations
City of San Bernardino Public Services Department
Standard Development Requirements
Page 1 of 3
/1)
r:;)
City of San Bernardino Public Services Department
Standard Development Requirements
300 North 'D' 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 commercial and industrial locations
within the City shall be provided by the City of San Bernardino Public Services Department uniess otherwise franchised or
permitted. [MC 9 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 final 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. [SB County Health, Sanitation and Animal Regulations 9 33.083]
5. All commercial establishments generating 6 cubic yards or more of solid waste per week shail establish City recycling
services for maximum diversion within 30 days of opening business, or 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. These requirements shall not limit requirements for Fire vehicle access.
8. Property without through access shall incorporate at least 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
GATED ACCESS
9. Gated properties that are locked and unmanned on service 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
to. 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
11. Sealed compactor units dedicated separately to refuse and recyclables may be required to be installed at 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.
City of San Bernardino Public Services Department
Standard Development Requirements
Page 2 of 3
ra
13. Roll-off boxes at locations receiW.g City service must meet City rail and hook specifications per City Engineering Standard
No. 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 right-of-way by materials compatible with building architecture
and landscaping as specified by City of San Bernardino Development Code. [MC !i 19.20.030 (21)] i
15. Location, orientation, and dimensions of enclosures, enclosure gates, pedestrian entry, compactor pads, and compactor i
screening, shall be shown on site plans and labeled that construction shall meet City Engineering Standards. i
EXISTING BIN ENCLOSURES 1
16. Existing bin enclosures must have minimum inside dimensions of 7'9" x 9' OR 15' 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 No. 508. Enclosure may be relocated for best drive access and alignment,
plans subject to Public Services approval. (Please note, if site will generate 2CY or less of solid waste per week, see
Residential Collection options.)
FRONT-LOAD BIN ENCLOSURES 8r. ACCESS
17. Minimum double-wide enclosures of 8 feet by 15 feet shall be required for all development to allow for dedicated recycling
bins, except where potential waste generation or space is restricted. [Specifications adopted in accordance with Model
Ordinance as required by CA PRC 942911]
18. Front-load 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 No. 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 !i 1103.2.2]
23. Only refuse bins and the contents therein for disposal may be stored in refuse enclosures. All other equipment, fixtures, 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 right-of-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 drives during 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. I
i MULTI-UNIT DWELLINGS
29. Commercial requirements shall apply to all multi-unit dwellings over 8 units, unless otherwise approved.
30. Disposal chutes incorporated into multi-story buildings must have dedicated chutes for refuse & commingled recyclables.
Both chutes shall be clearly and permanently labeled at each chute opening and exit. [Specifications adopted in accordance I
with Model Ordinance as required by CA PRC 942911] i
City of San Bernardino Public Services Department
Standard Development Requirements
Page 3 of 3
("'~
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To:
From:
cc:
Date:
Re:
EXHIBIT 3
CITY OF SAN BERNARDINO
Development Services Department - Planning Division
Memorandum
Planning Commission
Brian Foote, Associate Planner ~
Valerie Ross, Development Services Director
Terri Rahhal, Deputy Director/City Planner
Henry Empeiio, Jr., Senior Deputy City Attorney
09/10/2008
Item I: Conditional Use Permit No. 07-25
On August 5, 2008, the Planning Commission continued the above-
referenced item to allow the applicant additional time to prepare a traffic
(it ~~~fI ~~, a2do~~~s the concerns raised and discussed in the public hearing of
The traffic study was submitted on August 26, 2008. The City Engineer has
accepted the conclusions and recommendations contained in the traffic
study, as summarized in the attached memo dated August 28, 2008, which is
hereby added to the standard requirements (Attachment D) of the staff report
dated April 22, 2008. The study recommends lane striping improvements for
the intersection of Waterman Avenue and 29th Street.
Recommended Motion: That the hearing be closed and that the Planning
Commission approve Conditional Use Permit No. 07-25 based on the
Findings of Fact contained in the April 22, 2008, staff report and subject to
the Conditions of Approval (Attachment C) and Standard Requirements
(Attachment D), as revised.
i,')'
'-';;:
EXHIBIT 3
I"
CITY OF SAN BERNARDINO
Interoffice Memorandum
To:
From:
Subject:
Date:
Copies:
Brian Foote, Associate Planner __
Robert Eisenbeisz, City Engine<'(~€
Review of CUP 07- 25 Traffic Study
August 28, 2008
File No.13.47
Staff has reviewed the referenced traffic study dated August 6, 2008 by Kunzman
Associates to assess the circulation impacts associated with the construction of a
1,893 square-foot fast food restaurant with drive-thru lane and 3,440 square-foot
retail center. The proposed site is located along the east side of Waterman A venue
between 29th Street and Country Club Drive. Staff recommends project approval
with the following requirements:
I<t . Staff has reviewed Table 3 (Project Traffic Generation) and concurs with the
project trip estimation.
. Staff concurs with the Study's "Circulation Recommendations" (Figure 26)
and would suggest that the westbound approach on 29th Street at Waterman
A venue be re-striped to include an optional thru/left-tum lane with a separate
right-turn only lane. Parking will be restricted along both sides of 29th Street
(to 100' E/O Waterman Avenue) to accommodate the proposed striping. Staff
will continue to monitor this segment of Waterman Avenue between 29th Street
and 28th Street to insure satisfactory traffic circulation.
. Install "Keep Clear" striping and pavement markings for northbound traffic at
the intersections of Waterman Ave.l29th Street and Waterman Ave.lCountry
Club Lane.
,:)
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EXHIBIT 3
E. Recommendations
The recommendations in this section address on-site improvements, off-site
improvements and the phasing of all necessary study area transportation
improvements.
1. On-Site Improvements
On-site improvements and improvements adjacent to the site will be
required in conjunction with the proposed development to ensure
adequate circulation within the project itself (see Figure 26).
Construct Waterman Avenue from East 29th Street to Country Club Lane
at its ultimate half-section width including landscaping and parkway
improvements in conjunction with development.
Construct East 29th Street from Waterman Avenue to the project east
boundary its ultimate half-section width including landscaping and
parkway improvements in conjunction with development.
Construct Country Club Lane from Waterman Avenue to the project east
boundary its ultimate half-section width including landscaping and
parkway improvements in conjunction with development.
Sight distance at the project accesses should be reviewed with respect
to Califomia Department of Transportation/City of San Bernardino
standards in conjunction with the preparation of final grading,
landscaping, and street improvement plans.
On-site traffic signing and striping should be implemented in conjunction
with detailed construction plans for the project.
The site should provide sufficient parking spaces to meet City of San
Bernardino parking code requirements in order to service on-site parking
demand.
2. Off-Site Improvements
The east and west legs at the intersection of Waterman Avenue/East
29th Street to be restricted for right turns out only.
As is the case for any roadway design, the City of San Bernardino should
periodically review traffic operations in the vicinity of the project once the
project is constructed to assure that the traffic operations are
satisfactory.
49
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The east and west legs at the
intersection of Waterman
Avenue/East 29th Street to be
restricted for right tums out only.
Construct WatelT1lan
Avenue from East
29th Street to Country
Club Lane at its
ultimate half-section
width including
landscaping and
parkway
improvements in
conjunction with
development.
EXHIBIT 3
Figure 26
Circulation Recommendations
Construct East 29th Street from Waterman Avenue to the project
east boundary its ultimate half-section width including landscaping
and parkway improvements in conjunction with development.
\
~'~~~._---
.. ~2
:..-.- ~
---. - --~ '. --( --.-.-- -
E 29.npTIlfET. --. ~-----
~ ' 1 t P
--~
~
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----.oLZ-
l~
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-...._-
COUNTY CLUB LANE
(:_u~~~__
Construct Country Club Lane from Watennan Avenue to the project
east boundary its ultimate half-section width including landscaping
and parkway improvements in conjunction with development.
Sight distance at the project accesses should be reviewed with resped to
California Department of TransportationlCity of San Bernardino standards
in conjunction with the preparation of final grading. landscaping. and street
improvement plans.
Leqend
On-site traffic signing and striping should be implemented in conjunction
with detailed construction plans for the project.
~ = Stop Sign
.. = Full Access Driveway
The site should provide sufficient parking spaces 10 meel City of San
Bernardino parking code requirements in order to service on-site parking
demand.
As is the case for any roadway design, the City of San Bernardino should
periodically review traffic operations in the vicinity of the project once the
project is constructed to assure that the traffic operations are satisfactory.
KUNZMAN ASSOCIATES
4204126
LIVlh 30 YLAn" or E\CfLLE",r 5[[;';I<..l
50
EXHIBIT 4
CITY OF SAN BERNARDINO
Development Services Department, Planning Division
300 North "D" Street, 3rd Floor
San Bernardino, CA 92418
Phone (909) 384-5057 . Fax (909) 384-5080
Web address: www.sbcity.org
APPLICA nON FOR APPEAL
APPEAL FROM A DECISION OF THE (check one)
o Development Services Director
o Development/Environmental Review Committee
~ Planning Commission
Case number(s): C LA.,? ~ 01/1..5' 1,-1\'SO - DT~' 21 0000
Project address:_W '3i~ 1)1 ~rv'iU'\ Avt, tt-MUn -zq1b ~ftt aM C~CMo LaN.
Appellant's name: r,it\Ctll'Yl 1'Wv'elllrmoJlt
Appellant's address: \2..<61 1'\\, Cbthn J>Ml1IA1, l?o,.jl/l~ (lR o,~o7L/
Appellant's phone:~ ~S ()'::>~
Appellant's e-mail address:a.\tAn@Citi~l.Ll~t.c.<lI>.
Contact person's name: At \ttt\ &two.l1it
Contact person's address: \~'1 W' (n\tbKAvlnw. eull.tu1ao t:A "l')..>."ej
Contact person's phone:-9\Y1 ~?'5 ~~
Contact person's e-mail address: ill \Ah@ ci-hUlmcltlVd~,can.
Pursuant to Section 19.52.100 of the Development Code, an appeal must be filed on a City application form
within 15 days following the final date of action, accompanied by the appropriate appeal filing fee.
Appeals are normally scheduled for a determination by the Planning Commission or Mayor and Common
Council within 30 days of the filing date of the appeal. You will be notified, in writing, of the specific date and
time of the appeal hearing.
OFFICE USE ONLY
Date appeal filed: "I ~ z-#~
Received by: kb
11/04
EXHIBIT 4
REQUIRED INFORMATION FOR AN APPEAL
Specific action being appealed and the date of that action:il.pf~mbtJ \\0 den id vt (lJAIO Dr-ZS
Specific grounds for the appeal:~n.n\- ~e\0. -tf\~ -r.ro~ dtV~bpmJVt d~ nbt
~~~~ Q,\ftct (\Qi~h\'lrl {,\J,dL-rhVtt\,v'trrvt:L{jlAJtI~ IAU\\
~ OM fA .
Action sought: \Nl Wt\\A\tA t\1u ~ ()vtr~4h.t tUn.\W IlJ\I1 nb-t:1Jjn ~d -Fbo
0A.f' t>1 'ZS'
Additional information:
Signature of appellant: %~ ~J\
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D"k~
2
11/04
OFFICE OF THE CITY CLERK
RACHEL G. CLARK - CITY CLERK
300 North "D" Street. San Bernardino. CA 92418-0001
909.384.5002. Fax: 909.384.5158
www.sbcity.org
w
February 3, 2009
Allan Steward
Citicom Development
1257 W. Colton Avenue
Redlands, CA 92374
J~1 \~~
r1-'
Dear Mr. Steward:
At the meeting of the Mayor and Common Council held on February 2, 2009, the following
action was taken relative to an appeal of the Planning Commission's denial of a conditional
use permit to construct a 1,893 square foot drive-thru restaurant and a 3,440 square foot
retail building on a 29,537 square foot parcel located at the southeast corner of Waterman
Avenue and 29th Street, in the CG-l, Commercial General, land use district:
That the matter be continued to the Council meeting of February 17, 2009, at
4:30 p.m.
If we can be of further assistance, please do not hesitate to contact the City Clerk's office.
Sincerely,
r/?:;J-d h. ~
Rachel G. Clark
City Clerk
RGC:lls
pc: Development Services
Segal Family Partnership, Robert Segal, Trustee, 1250 6th Street, Suite 400, Santa
Monica, CA 90401
CITY OF SAN BERNARDINO
ADOPTED SHARED VALUES: Integrity. Accountability. Respect for Human Dignity. Honesty
CITY OF SAN BERNARDINO
MISCELLANEOUS CASH RECEIPT
ODer, SPRLO Typ . 0"' .
n ~. _:;/ '-'."'"-' ... '_ e. It. vrawer: 1
~.aL.e:, . '-_,kh'9 VJ! Receiot no' 3051:'--5
t MI';G SHORT FORM 1 . 175:00
"ans nUDDer: 4~-~~B
~1~LERk 7477614 7 768 oJ)b 1
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For:
Trans date:
Tige: 16:37:22
L?
Date:
The Sum of
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: GoIdenrod-Depl. Numeric Control
Total
"1-1.'-' 00
CITY OF SAN BERNARDINO CASHIERING
*... aJSTflIIIER RECEIPT ...
Oper: SPIlLO Type: DC Drawer: 1
Date: 2/12/09 07 Receipt no: 305535
Description Quantity Rlount
SF MISC SHORT FORM
CITY CLERK 7477&8 1. 00 175.00
Tender detail
CM CHECK - MISC $75.00
Total tendered $75.00
Total paYlent 175.00
Trans date: 2/11/09 Tile: 16:37:22
... THANli YOU FOR YOUR PAYMENT ...
'TRUSTED, llUALITY SERVICE SINCE 1905"
~2.0
2-I1-oQ
SEGAL E0JTERPRISES
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.-\.RlZON,-\. PUCE, SeITE 400
1250 SIXTH STREET
SANTA ~[ONIC-\., CA 00401
(310) 303.0304
FA..\: (310) 451.%27
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February 12,2009
Mayor Patrick J. Morris
City of San Bernardino
RE: Waterman Avenue & 29th Street
Dear Mayor Morris:
You will soon be deciding the fate of the SW comer of Waterman Avenue and 29th
Street, an empty lot on a prominent city comer. My grandfather originally purchased the
property in 1968. The property has been historically land leased to the Chevron
Corporation, who built a filling station, auto repair facility, and a restaurant. In 2004,
Chevron determined that the filling station was not economically viable without
converting the auto repair shop into a convenience store, which could not be done under
city code. In 2005, Chevron allowed their lease to expire, and per their right demolished
all the buildings on the property. For the last four years, we have been trying to find a
way to bring commerce and jobs back to the property. We lack the ability to develop the
property ourselves, but have found a local developer, who has the appropriate expertise.
They have put together a very attractive design, for two new buildings, that will only
cover 18% of the land. The issue before you is whether the development may include a
1,900 square foot drive thru restaurant.
When deciding how to make productive use of the property, the unique characteristics of
the lot played a major roll. The land is burdened by the following: having a width that is
very small compared to its length, having extremely large set back requirements, for the
size of the land, caused by the narrow width and having streets on three sides and
residents on the fourth; and by having a 20 foot wide city access easement going right
down the middle of the property. With all of these burdens, it is impossible to even build
half of the 15,000 square foot retail building that the property is zoned for. In order to
make the development economically viable we are requesting a conditional use permit to
include a 1,900 square foot drive thru restaurant as part of the development.
Opponents of the project have grossly exaggerated the traffic impact of our proposed
development. There are no expert findings supporting their claims. They have
completely disregarded the findings of both city staff, and the traffic engineer. The 1,900
square foot drive thru, it about half the size of a typical fast food restaurant. It is intended
to serve existing drive by traffic, and residents who live in the immediate area. It is
A~ ,.,ol~ nt11? 20
extremely unlikely that a resident of another city is going to make a special trip to San
Bernardino just to eat at our half size drive thru restaurant. It is extremely unlikely that a
resident from another neighborhoods, will ignore all the competitive businesses in their
own neighborhoods, just to make a special trip to eat at our half size drive thru restaurant.
What is realistic is that the location already has plenty of traffic to support a small drive
thru restaurant, and that all the business will come from existing drive by traffic, and
residents who live in the immediate area of the property.
Voting against the project would be detrimental to the property, and to the neighborhood.
It will bring all development efforts to a grinding halt, and doom the property to being an
empty lot for many years out into the future. Please, do not let unsupported assertions
cloud your judgment. Please vote to approve the conditional use permit for the property.
Best regards,
9-+(
Jeff Segal
Segal Family Partnership
@
KUNZMAN ASSOCIATES
OVER 30 YEAR:; (If EXCELLENT SER\'ICE
February 12, 2009
Mr. Allan Steward II
CITICOM DEVELOPMENT lP
12S7 West Colton Avenue
Redlands, CA
Dear Mr. Steward:
INTRODUCTION
The firm of Kunzman Associates is pleased to provide this supplemental analysis regarding the CUP No.
07-25 Traffic Imoact Analvsis prepared by Kunzman Associates (August 6, 2(08). The purpose of this
supplemental analysis is to clarify the City of San Bernardino significant impact criteria and provide
further in-depth analyses regarding the project.
Although this is a technical response, every effort has been made to write the response clearly and
concisely so that neighborhood residents will have a clear understanding of the issues. Additionally, to
assist the reader with those terms unique to transportation engineering, a glossary of terms is provided
in Appendix A.
SUMMARY
As shown in Table 1, the project does not contribute traffic to adversely change the level of Service at
any study area intersections. The project site does not significantly impact the study area intersections
(see Table 1).
Based on discussions with the City of San Bernardino staff, additional analyses were determined and
conducted. The additional analyses further illustrate that the project will not cause a significant impact
to the study area intersections. The detailed analyses provided to each category are provided below.
1. Trip generation comparison between the previous development and the proposed development
2. Pass-by trip characteristic
3. Accident types adjacent to the proposed project site
4. Reduced number of project driveways by prohibiting direct access to Waterman Avenue.
As shown in Table 2, the difference between the previous development and the proposed development
is 618 less daily vehicle trips, 12 less of which will occur during the morning peak hour and 69 less will
1111 TOWN & COUNTRY ROAD. SUITE 34. ORAI\:GE,CA 92868
PHO"" 17141973-8383 . fAX: 17141973-8821
WWW.TRAFFIC-ENGINEER.COM
Mr. Allan Steward II
CITICOM DEVelOPMENT LP
February 12, 2009
occur during the evening peak hour. Based on the vehicle trip generation comparison with the previous
development, the proposed development will have less impact compared to the previous development.
It should be noted that in the CUP No. 07-25 Traffic Impact Analysis, in order to analyze a "conservative"
scenario in terms of the assignment of traffic, the trip generation for the project has not been reduced
as a result of the pass-by trips (see Appendix B). If the pass-by trips have been taken into account, the
proposed development will generate even less projected vehicular trips, which results in having less
impact to the adjacent roadway system.
According to the information of the reported collision data from the CUP No. 07.25 Traffic Impact
Analysis, most of the collisions occurred when the through movements on East 29th Street attempt to
cut across Waterman Avenue. Because the proposed project does not contribute to the through
movement travel pattern along East 29th Street, the traffic collision rate is not expected to increase with
the proposed project. It should be noted that the CUP No. 07-2S Traffic Impact Analysis restricted the
east and west legs at the intersection of Waterman Avenue and East 29th Street to be right turns out
only.
In order to alleviate the congestion along Waterman Avenue, the City of San Bernardino staff has
prohibited the proposed project from having direct accesses onto Waterman Avenue. Based on the
design of the proposed development having no direct access onto Waterman Avenue, the proposed
development will have less impact to Waterman Avenue compared to the previous development. It
should be noted that the previous development had two driveways onto Waterman Avenue.
Based on the City of San Bernardino significant impact criteria and the additional analyses provided, the
proposed project does not cause significant impact at the study area intersections.
CITY OF SAN BERNARDINO DEFICIENCY AND SIGNIFICANT IMPACT CRITERIA
The definition of an intersection deficiency has been obtained from the City of San Bernardino General
Plan. The General Plan states that peak hour intersection operations of Level of Service D or better are
generally acceptable. Therefore, any intersection operating at Level of Service ElF will be considered
deficient.
The identification of significant impacts is a requirement of the California Environmental Quality Act.
The City of San Bernardino General Plan and Circulation Element have been adopted in accordance with
California Environmental Quality Act requirements, and any roadway improvements within the City of
San Bernardino that are consistent with these documents are not considered a significant impact, so
long as the project contributes its "fair share" funding for improvements.
A traffic impact is considered significant if the project both: i) contributes measurable traffic to and Ii)
substantially and adversely changes the Level of Service at any off-site location projected to experience
defiejent operations under foreseeable cumulative conditions, where feasible improvements consistent
with the City of San Bernardino General Plan cannot be constructed.
WWW.TRAFFIC-ENGINEER.COM
2
Mr. Allan Steward II
CITICOM DEVELOPMENT lP
February 12, 2009
PROJECT SIGNIFICANT IMPACT CONTRIBUTION TEST
Based on the findings of the CUP No. 07-25 Traffic Impact Analysis, Table 1 depicts the level of Service
at the study intersections for the existing, Opening Year (2010) without and with project, and Year 2030
without and with project traffic conditions. As shown in Table 1, the project does not contribute traffic
to adversely change the level of Service at any study area intersections. The project site does .!!.Q1
significantly impact the study area intersections (see Table 1).
LIST OF ADDITIONAL ANALYSES CONDUCTED REGARDING THE PROJECT
Based on discussions with the City of San Bernardino staff, additional analyses were determined and
conducted. The additional analyses further illustrate that the project will not cause a significant impact
to the study area intersections. The detailed analyses provided to each category are provided below.
1. Trip generation comparison between the previous development and the proposed development
2. Pass-by trip characteristic
3. Accident types adjacent to the proposed project site
4. Reduced number of project driveways by prohibiting direct access to Waterman Avenue.
ANALYSES CONDUCTED REGARDING THE PROJECT SIGNIFICANT IMPACT
1. Trip generation comparison between the previous development and the proposed
development:
Trip generation rates were determined for daily traffic and morning peak hour inbound and
outbound traffic, and evening peak hour inbound and outbound traffic for the previous land
uses and the proposed land uses. By multiplying the traffic generation rates by the land use
quantities, the traffic volumes are determined. Table 2 shows the project trip generation based
upon rates obtained from the Institute of Transportation Engineers, Trio Generation. 7th
Edition, 2003 and San Diego Association of Governments, Traffic Generators. April 2002. Table 2
exhibits the previous development and proposed development peak hour volumes and daily
volumes.
The previous development was expected to generate a total of approximately 1,709 daily
vehicle trips, 117 of which will occur during the morning peak hour and 143 of which will occur
during the evening peak hour.
The proposed development is projected to generate a total of approximately 1,091 daily vehicle
trips, 105 of which will occur during the morning peak hour and 74 of which will occur during
the evening peak hour.
As shown in Table 2, the difference between the previous development and the proposed
development is 618 less daily vehicle trips. 12 less of which will occur during the morning peak
hour and 69 less will occur during the evening peak hour. Based on the vehicle trip generation
WWW.TRAFFIC-ENGINEER.COM
3
Mr. Allan Steward II
CITICOM DEVELOPMENT LP
February 12, 2009
comparison with the previous development, the proposed development will have less impact
compared to the previous development.
2. Pass-by trip characteristic:
It should be noted that for retail land use, specifically the fast-food restaurant wi drive-thru for
this proposed development, a significant portion of the traffic would come from pass-by trips
during the peak hours. Pass-by trips are vehicle trips that currently exist on the roadway
system. The pass-by trips do not generate additional vehicle trips to the roadway system. In the
case of this proposed development, the pass-by trips visit the fast-food restaurant wi driveway
during their regular daily trip to and from work.
It should be noted that in the CUP No. 07-25 Traffic Impact Analysis, in order to analyze a
"conservative" scenario in terms of the assignment of traffic, the trip generation for the project
has not been reduced as a result of the pass-by trips (see AppendiX B). If the pass-by trips have
been taken into account, the proposed development will generate even less projected vehicular
trips, which results in having less impact to the adjacent roadway system.
3. Accident types adjacent to the proposed project Site:
The City of San Bernardino staff has provided the traffic collision history for the roadway
segment and intersection along Waterman Avenue from East 28th Street to East 30th Street.
The accident types adjacent to the proposed project site have been reviewed in relation to the
proposed development. According to the traffic collision history, nine traffic collisions during
the past five years occurred adjacent to the proposed project site. The traffic collision report
numbers are 1226096, 1435238, 1897378,2276425,2276304,2562912,2727704,2779135, and
2779087.
The traffic collision report number 1226096 is a broadside collision caused by the right-of-way
violation involving the southbound through movement and the westbound through movement.
The traffic collision report number 1435238 is a broadside collision caused by the right-of-way
violation involving the southbound through movement and the eastbound through movement.
The traffic collision report number 1897378 is a broadside collision caused by the right-of-way
violation involving the northbound through movement and the westbound through movement.
The traffic collision report number 2276425 is a rear-end collision caused by unsafe speed
involving a northbound vehicle colliding with a northbound stopped vehicle. The traffic collision
report number 2276304 is a broadside collision caused by right-of-way violation involving the
northbound through movement and the southbound left turn movement.
The traffic collision report number 2562912 is a broadside collision caused by the right-of-way
violation involving the northbound through movement and eastbound through movement. The
traffic collision report number 2727704 is a sideswipe collision caused by improper turning
involving two northbound vehicles. The traffic collision report number 277913S is a sideswipe
collision caused by unknown reason involving two northbound vehicles. The traffic collision
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4
Mr. Allan Steward II
CITICOM DEVELOPMENT LP
February 12, 2009
report number 2779087 is a broadside collision caused by the right-of-way violation involving
the southbound through movement and the westbound through movement.
To summarize the traffic collisions that have occurred during the past five years, five collisions
involve the through movement conflict of northbound/southbound traffic with the
eastbound/westbound traffic, one collision involves the northbound through movement and
southbound left turn movement, two collisions involve northbound lane change, and one
collision involves unsafe speed.
According to the information of the reported collision data from the CUP No. 07-25 Traffic
Impact Analysis, most of the collisions occurred when the through movements on East 29th
Street attempt to cut across Waterman Avenue. Because the proposed project does not
contribute to the through movement travel pattern along East 29th Street, the traffic collision
rate is not expected to increase with the proposed project. It should be noted that the CUP No.
07-25 Traffic Impact Analysis restricted the east and west legs at the intersection of Waterman
Avenue and East 29th Street to be right turns out only.
4. Reduced number of project driveways by prohibiting direct access to Waterman Avenue:
The previous development had two direct accesses onto Waterman Avenue. The direct
accesses onto Waterman Avenue result in vehicular conflicting movements between the vehicle
trips exiting the site and the through movements on Waterman Avenue. In order to alleviate
the congestion along Waterman Avenue, the City of San Bernardino staff has prohibited the
proposed project from having direct accesses onto Waterman Avenue. Based on the design of
the proposed development having no direct access onto Waterman Avenue, the proposed
development will have less impact to Waterman Avenue compared to the previous
development. It should be noted that the previous development had two driveways onto
Waterman Avenue. '
It has been a pleasure to service your needs on this project. Should you have any questions or if we can
be of further assistance, please do not hesitate to call at (714) 973-8383.
Sincerely,
KUNZMAN ASSOCIATES
KUNZMAN ASSOCIATES
QA f-;JJA
/W~ ~~
Carl Ballard
Principal Associate
William Kunzman, P.E,
Principal
Professional Registration
Expiration Date 3-31-2010
#4204
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5
Table 1
Project Significant Impact Contribution Test
Future Traffic Conditions
Ooenino Year Year 2030
Without With Without With
Existing Project Project Project Project
Peak level of level of level of Significant level of level of Significant
Intersection Hour Service Service Service Impact Service Service Imoact
Waterman Avenue (NS) at:
East 30th Street (EW) - #1 Morning C C C No F F No
Evening C C C No D D No
SR-30 Freeway EB Ramps (EW) - trl Morning F F F No F F No
Evening F F F No F F No
East 29th Street (EW) - #3 Morning F F F No F F No
Evening F F F No F F No
Country Club lane (EW) - #4 Morning B B B No B C No
Evening B B C No C D No
East 28th Street (EW) - #5 Morning B B B No C C No
Evenlna B B B No C C No
1 The definition of an intersection deficiency has been obtained from the City of San Bernardino General Plan. The General Ptan states that peak hour
intersection operations of Level of Service D or better are generally ac:c:eptable. Therefore. any Intersection operating at Level of Service ElF will be
considered deficient A traffic impact is considered Significant If the project both: I} contributes measurable traffic to and ii) substantially and adversely
changes the Level of Servtce at any off-site location projected to expertence deficient operatIOns under foreseeable cumulative condltlons, where feasible
improvements consistent with the City of San Bernardino General Plan cannot be constructed.
6
Table 2
Traffic Generation Comparison Between Previous Development and Proposed Development1
PreIIIous ~
Peek Hour
MornIna E_1na
Lald Use Quanlilv Units2 Inboond 0u1b0und Total Inboond 0u1b0und Total Dailv
TrI~ "-ation Rates
Service Station wlCon_lence Markel 8 FP 5.03 5.03 10.06 6.89 6.89 13.38 162.78
Hlah Turnover (SIt-Down\ Restaurant 3.2 TSF 5.99 5.53 11.52 6.66 4.26 10.92 127.15
Tri~c Generated
Service Station wlConvenience Moel 8 FP 40 40 60 54 54 108 1,302
Hiah Turnover IS~-D<Mn) Restaur.r1t 3.2 TSF 19 18 37 21 14 35 407
Total 59 58 117 75 68 143 1,709
ent
Peek Hour
MOI'l1ina E_ino
Lald Use QuantJlv Units' Inboond Outbound Total Inboond Outbound Total Dailv
Too GenelaIion Rates
Fast-Food Restaurant WIDrI""" Thru 1.893 TSF 27.09 26.02 53.11 18.01 16.63 34.64 496.12
Sll8CIaIIv_ 3.44 TSF 0.60 0.53 1.33 1.19 1.52 2.71 44.32
Trias Generated
Fast-Food Restaurant WJDrive. Thru 1.693 TSF 51 49 100 34 31 65 939
Sll8Claltv RetaIl 3.44 TSF 3 2 5 4 5 9 152
Total 5.333 TSF 54 51 105 38 36 74 1,091
IDifference
Difference between the PrevIous ~t and the Pr~ o..'''"lj,t
I D -5 -71 -12 -37
-321
~91
~181
I Sourue: InalitutedTransportalion EnginMfS, TriDGenendion 7lh Edition. 2003. land U88Cllt8goriee 946. 932. 934. and 814 end San DiegoAsaocistlon of
Governments, Traffic G8l1enUDnl, April 2002 for&J*liaIlyllllail morning peek hour.
2 FP = Fueling Positions; TSF = Thousand Squ81'8 Feel
3 The square footage ofth81'81taurant has been estimated from the historiOlN 88ria1 pietUN ofth. sile.
7
APPENDIX A
GLOSSARY OF TRANSPORTATION TERMS
1
\
GLOSSARY OF TRANSPORTATION TERMS
COMMON ABBREVIATIONS
AC:
ADT:
Caltrans:
DU:
ICU:
LOS:
TSF:
V/C:
VMT:
TERMS
Acres
Average Daily Traffic
California Department ofTransportation
Dwelling Unit
Intersection Capacity Utilization
Level of Service
Thousand Square Feet
Volume/Capacity
Vehicle Miles Traveled
AVERAGE DAILY TRAFFIC: The total volume during a year divided by the number of
days in a year. Usually only weekdays are included.
BANDWIDTH: The number of seconds of green time available for through traffic in a
signal progression.
BOTTLENECK: A constriction along a travelway that limits the amount of traffic that
can proceed downstream from its location.
CAPAOTY: The maximum number of vehicles that can be reasonably expected to pass
over a given section of a lane or a roadway in a given time period.
CHANNELIZATION: The separation or regulation of conflicting traffic movements into
definite paths of travel by the use of pavement markings, raised islands, or other
suitable means to facilitate the safe and orderly movements of both vehicles and
pedestrians.
CLEARANCE INTERVAL: Nearly same as yellow time. If there is an all red interval after
the end of a yellow, then that is also added into the clearance interval.
CORDON: An imaginary line around an area across which vehicles, persons, or other
items are counted (in and out).
CYCLE LENGTH: The time period in seconds required for one complete signal cycle.
CUL-DE-SAC STREET: A local street open at one end only, and with special provisions
for turning around.
DAILY CAPACITY: The daily volume of traffic that will result in a volume during the
peak hour equal to the capacity of the roadway.
DELAY: The time consumed while traffic Is impeded in its movement by some element
over which it has no control, usually expressed in seconds per vehicle.
DEMAND RESPONSIVE SIGNAL: Same as traffic-actuated signal.
DENSITY: The number of vehicles occupying in a unit length of the through traffic
lanes of a roadway at any given instant. Usually expressed in vehicles per mile.
DETECTOR: A device that responds to a physical stimulus and transmits a resulting
impulse to the signal controller.
DESIGN SPEED: A speed selected for purposes of design. Features of a highway, such
as curvature, superelevation, and sight distance (upon which the safe operation of
vehicles is dependent) are correlated to design speed.
DIRECTIONAL SPLIT: The percent of traffic in the peak direction at any point in time.
DIVERSION: The rerouting of peak hour traffic to avoid congestion.
FORCED FLOW: Opposite of free flow.
FREE FLOW: Volumes are well below capacity. Vehicles can maneuver freely and
travel is unimpeded by other traffic.
GAP: Time or distance between successive vehicles in a traffic stream, rear bumper to
front bumper.
HEADWAY: Time or distance spacing between successive vehicles in a traffic stream,
front bumper to front bumper.
INTERCONNECTED SIGNAL SYSTEM: A number of intersections that are connected to
achieve signal progression.
LEVEl OF SERVICE: A qualitative measure of a number of factors, which include speed
and travel time, traffic interruptions, freedom to maneuver, safety, driving comfort
and convenience, and operating costs.
LOOP DETECTOR: A vehicle detector consisting of a loop of wire embedded in the
roadway, energized by alternating current and producing an output circuit closure
when passed over by a vehicle.
MINIMUM ACCEPTABLE GAP: Smallest time headway between successive vehicles in
a traffic stream into which another vehicle is willing and able to cross or merge.
MULTI-MODAL: More than one mode; such as automobile, bus transit, rail rapid
transit, and bicycle transportation modes.
OFFSET: The time interval in seconds between the beginning of green at one
intersection and the beginning of green at an adjacent intersection.
PLATOON: A closely grouped component of traffic that is composed of several
vehicles moving, or standing ready to move, with clear spaces ahead and behind.
ORIGIN-DESTINATION SURVEY: A survey to determine the point of origin and the
point of destination for a given vehicle trip.
PASSENGER CAR EQUIVALENTS (PCE): One car is one Passenger Car Equivalent. A
truck is equal to 2 or 3 Passenger Car Equivalents in that a truck requires longer to
start, goes slower, and accelerates slower. loaded trucks have a higher Passenger Car
Equivalent than empty trucks.
PEAK HOUR: The 60 consecutive minutes with the highest number of vehicles.
PRETIMED SIGNAL: A type of traffic signal that directs traffic to stop and go on a
predetermined time schedule without regard to traffic conditions. Also, fixed time
signal.
PROGRESSION: A term used to describe the progressive movement of traffic through
several signalized intersections.
SCREEN-UNE: An imaginary line or physical feature across which all trips are counted,
normally to verify the validity of mathematical traffic models.
SIGNAL CYClE: The time period in seconds required for one complete sequence of
signal indications.
SIGNAL PHASE: The part of the signal cycle allocated to one or more traffic
movements.
STARTING DELAY: The delay experienced in initiating the movement of queued traffic
from a stop to an average running speed through a signalized intersection.
TRAFFIC-ACTUATED SIGNAL: A type of traffic signal that directs traffic to stop and go
in accordance with the demands of traffic, as registered by the actuation of detectors.
TRIP: The movement of a person or vehicle from one location (origin) to another
(destination). For example, from home to store to home is two trips, not one.
TRIP-END: One end of a trip at either the origin or destination; i.e. each trip has two
trip-ends. A trip-end occurs when a person, object, or message is transferred to or
from a vehicle.
TRIP GENERATION RATE: The quality of trips produced and/or attracted by a specific
land use stated in terms of units such as per dwelling, per acre, and per 1,000 square
feet of floor space.
TRUCK: A vehicle having dual tires on one or more axles, or having more than two
axles.
UNBAlANCED FLOW: Heavier traffic flow in one direction than the other. On a daily
basis, most facilities have balanced flow. During the peak hours, flow is seldom
balanced in an urban area.
VEHICLE MILES OF TRAVEL: A measure of the amount of usage of a section of
highway, obtained by multiplying the average daily traffic by length of facility in miles.
APPENDIX B
PASS-BY TRIPS
CHAPTER 5
Pass-by, Primary, and Diverted
Linked TrIps .
. Background
The aip pention rales and equa-
tions Nv"..inM in Trip G..M..4I4r.
are derived &om actual measure-
men.. of traffic genera~ by indi-
vidual sites. These neo and equa-
tiOllS replcswt vebic:les enteriDg
and exiting a site at its chiy......,p.
'Then:fure, these volumes are
appropriate fir d.h..w:iuiug the
10tIi traffic 10 be allClIlOIIJIOda by
site driveways.
There are ;,,~ however, wbon
the lDl2i number of trips genera~
by . site is difIi:rem from the
amount of new IJlIf!ic: lidded III the
_ system by the pera1Dr. For
-+. reaiI-orien~ deve1op-
ments sw:h as shopping centers,
disc:oont stores, reocaunnts, boob,
service stations, and c:omenience
markets ofim locate +-10
busy stn:ets in order 10 atIn<:t !he
motorists already on the street.
These sill!S attl2Ct a portion of
their !rips from a-affic passing the
sitlo on !he way &om an origin III
an ultimate destination. These
reaiI aips may DOt add """ trrJi-
fie 10 the odjacent _ system.
Uip-aIaIcinJ CID be brobn down
inlll two major caugories: .......by
aipa IIIII-..y- by tripL In
some traftic impact study appIica-
dons, it is 'Ie< ry to funher sui>-
cIMdc non-puo-by trips into pd-
JUly aipa and ~Ilod IiDked
lripI. These ttip types are iI1usaat-
eel in figure S.l and ore ddined
beIo..
PasHJ '"" are made II in--U-
lIII: 1lDpI" .. WJ from an origin
III . primary ttip cIeocimdon with-
_ . route cIivffton. Puo-by trips
are ItUaCled from IJlIf!ic: passing
the. OR.. ...-_or r0ad-
way !hat oft"as direct _ III the
8"ftC'IIlIlt. .....by trip are DOt
dI-.w &em. ~ &........7.
~;r .
y
. t
_ ~u
~-*J '"" are simply all trips
gmcra~ by . site !hat ore not
pass-by aips. This b:nD is s0me-
times used when divau:d linked
!rips are not tabuIa~ sepanldy
&om primary trips.
".""" '"" are trips made fir the
specific pIIl'JlOOe of visiting the sen-
eralIlr. The stop at the gmeratllr is
the primary reason fOr the trip.
The ttip typic:aIly goes from origin
10 galCl'IlIlr and !hen retums III
the origin. For eumpJe. . home-
to-sbopping-to-home .......lWtioo
of trips is. primary trip set.
DiwrtIIlIittW '"" are trips that
are lIt1rICled &om the ttaffic
volume 011 roadways within the
ricinity of !he pentor but !hat
require . diversion from !hat road-
WlI)' III another roadway III pin
_Ill !he .. These trips
could una 011 highways or free-
ways adjacent III . generator, but
without _Ill the generator.
I>>.e.red IiDked trip add tnIIie
lID _ odilCelltllD. aD, but
may DOt add tnIIie lID the _..
majw tnoeI_ (see figure
5.l). Both pass-by and divau:d
linked trips may be pitt of. multi-
pIe-slDp c:bain of aips.
FIguN 5.1 ~ of 1Hps
PRIMARY
TRIPS
I.I"'~"--
Driveway
(via drIY8way only)
DI\IERTED
UNKED
TRIPS
(via adjacent
streets)
...... - - - -
PASS.BY .
TRIPS
(on adjace, .1 8lI8eIS)
LEGEND
- - - Tripe Prier to De.elopment
Tripe After 0eveI0pment
I
I
I
I
I
I
t
I
I
I
I
I
I
t
. Sample
Application
of Pess-By Trip
Assignment Process
In Ibis eampIe, the objecti_ are
10 (1) estimare the nUlllba- of Dew
trips added 10 the Idjacent street
tnIIic wIome with the develop-
ment of a shopping cemer with
580,000 square feet of gross 1casabIe
area, md (2) deIamme the turD
movemmtl at the shopping center
"'i.~.lIy. The ~ two-way
ewning peak boor ll'IfIic: on a_
"'P......t 10 the pa~ shopping
c:enter is 1,200 ftlbides, II shown in
fisute 5.2(A}-1,000 traVeling west
and 200 traVeling east.
The shopping center is estimated
10 generate 2,000 eftIIing peak
hour trips (b8sed CD the fitted
CUl'R equation given for Land Use
Code 820 em I"'F 1,339 of Trip
e..... .....~ SDtb Edition). Au
..,. ..""t of the shopping c:enre<
puking c:onfisuration and aa:ess
pointl incIicates that an estimated
20 percatt of the sitc-&,Al.ted
ll'IfIic: will use the driveway being
anaIyzcd in dUo eumpIe. Thus, the
drioeway volume is estimated 10 be
100 evaing peak hour trips (i.e.,
20 percent of 2,000 trips). For Ibis
eampIe, 50 percatt _ and 50
percatt exit the shopping c:enla" (as
"'own in figure 5.2(B)).
FRIIII data cxillected at other ~
ping c:enren, it is ~ ;....tM (m Ibis
"""T) that about 15 pen:ent of
Ibe do;.~..1 ooIume is past-by (&g-
Ute 5.2(B)). 1'berefure, 30 of the
inbound whides' (i.~ IS pen:ent of
200 ftbidea) md 30 of the out-
bound ftbides are amsidered paaa-
bylript.
The NIUItIed trip disaibmion fur
the DCIl-paaa-by trips is "'own in
&gun 5.2(C). These n1ues are
bued CD Iocalllnowledge of
elpoollod trip poaems filr primary
and diftl'tIld Iinbd trips lD and
IRlm Ibe w.pp;..S- (b8sed em
aialintJ a..eI paaems, llUlTOl1IId-
ills land usea, ea:.). For........p~> 80
pen:mt of the IIOII-pass-by trips are
~ IloolIO arrive &om the east and
10 _ 10 the east alier Ibe trip
10 Ibe shopping c:enrer.
The disaibmion of the paao-by
trips is '-' on the wIwnc of traf-
fic passing-the do;.~wlf, as mown
in &gun S.2(D). Beca.... 83 ~-
cent of Ibe trafIic: JlIIsinI' by the
sire CIlIlDes fnm the east (i.e., 1,000
of the 1,200 shown preoiously in
&pre 5.2 (A)), it is -,......I that 83
percatt of the paaa-by trips will
IiIaewise arrive IRlm the east md
will depart toWu'd the west.
The ....lI"m....t of the Dcm-pa8S-by
lrips p:nented by the sire is shown
in &pre 5.2(E). The total number
of non-pus-by trips <l..,.;n04 to
the sire ia 170 (the 200 total trips
minus the 30 inbound paao-by !rips
shown eatlier in figure 5.2(B)).
Eighty pen:ent (or 136) are expect-
ed 10 arrive fnm the east and to
retum 10 the east.
The .........-.. of the pB-by trips
ia mown in &gnn: 5.2(F). Of the 30
paaa-by !rips, 83 percent (or 25)
arrive from the east and depm lD
the west. Lmwise, 17 pen:ent (or
S) arrive fnm the west and depm
10 the east. Note that the cakuIa-
don also sbows the ~
tbroush-trip reductions lithe trips
passing Ibe sire tunl into Ibe new
4;...~....,a For fI!W!ImpL- .me Dell'
.-bound rigbt-tIII'I1 wIume oi25
causes a reduction in the ....dluuud
tbroush IIIIMIIIeI1t.
The finalll!lsignmenr of all trips
entering and Ie:avins the shopping
OI!tIter drioeway, as well as poasiDs
the dk~"'liiw.,, is shown in fipre
5.2(G). These nlues are simply the
SIIIIl of the base volumes (from &g-
un: S.2(A)), the non-paaa-bytrips
p:nented by the sire (fnm &gun:
S.2(E)}, and the past-by trips rea-
crated by the sire (fnm figure
5.2(F)). Note that the throash-traf-
fie 10iumes in both ditecticm. on
the major street are redulzd II a
result of the paao-by trip anaIysia.
FigQ18 5.2 Application of Pass-By Trips
LEGEND
VPH = Vehicles per hour
. Cautions
Statistical analysis ODd comIatiOll
of tho pose-by data ooIleaed by tho
profasioa alIIliDue lD evohe.
Roweva-, due lD the ~
amOUlltofpose-bydalllanilable
ODd the inherent nriabiIity in sur-
w:ved site cba..-.l>.~ it has SIiIl
pnm91 diffiwlt lD obtain hish cor-
relation indices.
ThditioaaI pose-by ttip lIIIIIyses
have '-"1""" lD corteIale pas-by
trip ~ (ie., pen:entof the
tobI number of trips genermd by a
site) with 1llli15 of occupied site
development (such as gross leasable
area, gross lIoor area, sea15 in a
~ or fueling posiIiOllS at.
gaslsemce SllItion). Limited raoIu
fix" some land usa show that this
comIatiOll CllIl be ...h.......l funhcr
by inrlndi"g the ....ll";n>de of the
lnfIic pilling the site OIl the adja-
cent roadways.
The aaaly'st shou1d eun:iae caution
in the use of pus-by ODd diverted
Iiabd dati p.-..M in this chap-
....lD ensure mat tho lil1lowing
aopecta of pus-by alp cbancteria-
des are baadled a~ in
the analysis ~
Imauod Iiaked trips are clarIy dif-
faatt &om pas-by trips.
Dioated Iiaked trips add trips lD
the IIIjacent roads at . proposed or
"'1'""""" site, but DIllY not odd
lripa lD nearby major bigbways or
&_....,.
Dioated Iiaked trips .... ofim dif-
&cult lD idmdfy. Th..e&..... .u--
ed-1Iabd IIfp sIIouId be ueam
---o(y llII pdawy lripI,
lIIII-. (1) aD three ~ pas-
~ and divated Iinlred) caqories
are being IIlIIIyzaI md proc... ,~
seponteIy, ODd (2) the Its'fd l'OUleS
lOr di.~...d Iiaked lripa CUI be
dearly eSllIbIisbed.
PlISS-by aipa .... drawn from the
p8SIiDg lnfIic saam, but are
"""1Dcluded in the aile
.1..-......, ......~tL In tr:af&c
analyses, SUIIlIDlIlion of driveway
volumes must equal the lDW
emmal site generalion (i.e., the
swn of primary, pass-by, and
divetted Iinlted ttips). Pass-by ttips
are Dot iDduded in (ODd thus, sub-
lnCled &om) the throuah-wlumes
possing a given site aa:ess point on
an adjacent I'08d. SllIIIdard
methodologies Cor us :..g tho
traffic impacts of site deoelopment
typically requite mat divetted
IinIted trips be included aa addi-
IionaI trips within tho ......,;...., of
load impIct assessment stndies.
Tn. muIli-use devdopment, it is
IibIy that tbete will be trips in1emal
lD the site (reli:r lD cbaper 7 lOt-
~) Bebe applying the pass-
by r-Io~ the in1emal ttips
sbouId be ..emu..d &om the IDIlII
DlIIIIber of trips smaated by the
nm1li-use site. Pa.-by tdpo are
0II!y ",,"'''' Ul tdpo 1hat_
... em the -. not inlanal tripa.
o-au, divetted Iinlted trips rep-
I'1!SeDt a c:bange in load area travel
pat1erDS but constitute DO new
increase on a 1IUKTUmJpic scale.
Within the immediate study area,
divetted IinIted ttips do represent
addilional traffic on indi'ridual
_ md should be analyzed
that way.
. Data Base on
Pass-By. Primary.
and Diverted Linked
Trips
Lisled in IlIb1e 5.1 are 191m! uses
for which ITE his . ....;;...1 and
compiled pose-by and clm:ned
IiDbd trip da\ll. The 1lIbIe__
wbecher the dam are paented in
this /tondhnnIo- in a IlIhIe or a figure
(in a dalll plot simiIIr In thate pre-
sam:d in Trip em .... for trip
end data). Table 5.1 also idemilies
the time periods for which die dalll
have been reponM.
1abIes 5.2 through 5.26 present the
ftbs for pen:enllge of sibo per-
atian that is ICl:OUIlted for by pose-
~ DOIl.-pose-by, prinwy. and
clm:ned IiDbd trips.
FJBlII"S 5.3 through 5.15 plot the
avenge pc-by trip .--.sa
.-.;.-' wilh die -"'us Imd
-. No ploD are pnMded lOr
tIit1trt.llilrhJ trips. Theoe figan:s
are pnMded ID eoabIe die __ In
visuolize the data_ pnwided
in tables 5.2 through 5.26.
Data plots are provided for each
1m! use where Dine or IDlIR data
poinls are awiIabIe for a spcc:ific:
independent wriable.
For aIllw1 uses eacept shopping
c:emas, dalll are plotted for ooly
0IIe iJKLopendent wriabIe. For
~ c:emas, data are plotted
for GLA and peak hour traffic OIl
adjaceat _ b- the weekday
eftDiDg peak period; GLA is also
used u the independent variable
for shopp:.'tl c:mtets during the
midd.y So.tu..L.y time period.
A tep -llltUqllltiOll is shown OIl
the data plot if there are mOIl: than
10.poims and the R2 is paut than
0.25 (which ooly 0CCIItS OIl two of
the Land Use Code 820 daIII p10ll1).
Note lhat this throshoId is less than
the 0.5 lhreshoId b- R2 used for
daIII ploD in Trip C_.ti....
It... b4LUL~,,""A I"ULoJiftiH: fOr
..... .. data (11''' .ON! in
....61- md abIea are
.....w..d in aecdoa s.s of tbia
L "--.111--'-"
. a-_
"........ ~ lflClChauuead whm
1D _ .. data ODd bow 1D
aeIect . .....by pe...-.p.
Users of tbe daIII are cautioned lhat
the IIU111hennd pognphic distrib-
ution of sites are limited. Little or
110 daIII OIl adjacent street traffic
-.olumea have been colleeted for
... other than shopping ccmas.
The acmal pose-by and clm:ned
Iinkcd trip p.....-.ges may wry by
site due In lhe specific inll_ of
the c:htncteristic:s of passing tr&ftic,
area IUIdway lIetwodt plttenII,
spoc:ific businesses in lhe site being
analyzed, other -my deve1op-
ment, and so funh. Smveys of simi-
lar detd<>pmeDlS llear the II13lysis
site are encouraged.
Because daIII are limited for many
of the Imd uses, the analyst is
eIIC01II'OpIln collect pose-by trip
dalll and ItllIISIIIit lhe daIIIln ITE.
Section 5.6 of this chapter describes
how In collect lhe appropriate dalll
and provides llIIIIlpIe fonns In use.
D... Plot
Figure Ui Shopping Center (820)
A-.ge Pau-By 1lfp ~...... we 1.000 Sq. Fwt 0.- I n Lie Ar8lI
On a: WIllI" IUI. ~ "-lod
Nl6I1ber of StudIes' 100
Avrnqa 1,000 Sq. Feet GlA: 329
120
110
100
J
!!-
..
...
lD
a
lL
3.
i
.
..
go .....: x
. . . . . ," . . . , . . ~ ; . - . . . . . . . . .. ...".....,'.
x
80
70
. . . . . . . . . . . . . . . . . . . . . .
x
x
. . , .
. . . . . - - - - - . . . . . . . - . . . . . .
, . , .
, , ,
......................
, ' ,
.. ""X,'
x x
50 0)0(-. -x.
x
.0 "~,
x
x
x
, x
.' ~..., ... 'x" ',' ...
x : . x
.. . .. . ..
x :
.,.......-....
XX
'lex:, ..,
x)( )( .
X ~ :
20 ...... .x..
X
X:
x . x .
. .,_... *~......: - -... .:.....
X'X x
X 16
30
Xx :
:)(
10
"Y,/":" ..)(~)(x~' ..~':..,
)(, : X ..~..)(..*.
.. .". .-... ..... 'x" ..-.......
)(
)(
o
o
...
goo 1000 1100 1310
300
...
...
800
700
'DO
...
X ActaI 0Ita PoIntIi
x .1,000 Sq, Feel GlOII Le"""" Alee
- -.....
FIlled C"",,, Equadon: Ln(T)..o.2lI1 Lll(X) + Il.OO1
nZ . 0.37
Trio Gelleratlol, Handbook ChaDtsr 5 . ITI 43
-
JDA
)(.)111\: DE Illl :"-,'ZA,;\.I:t'f1ITI:(. r
February 12, 2009
City of San Bernardino
City Council Members
385 N Arrowhead Ave
San Bernardino, CA 92415
RE: CUP 07-25
Honorable City Council,
I thank you for reviewing these thoughts pertaining to the composition of the two buildings on this
rectangular parcel. The parcel is bound on three sides by streets and is in very close proximity to the 215
Freeway making it very desirable to support retail and food uses.
The most challenging aspect of this property is the fact that it is separated by an electrical easement right
in the middle of the property. This easement feeds power to the rest of the parcels eastward. Due to the
nature of the easement it cannot be mitigated in any way. This forces the massing of the building(s) to
work around the easement which results in the composition of two small retail buildings.
The proximity to the freeway reinforces the need for drive tbm convenience as well as the fact that the
reduced square footage yield requires the use of the drive tbm lane to attract a tenant that can pay the
higher rent rates associated with drive-thru facilities.
The position of the point of entry to the drive thru lane is the next critical component of this design. As it
is currently located we avoid creating any stacking conflicts onto adjacent streets. The drive tbm lane
entry point must stay centered within the property. Additionally, aligning it over the electrical easement is
the most efficient use ofthe site area and guarantees the vehicles will not be the cause of traffic conflicts
off-site. We also need to remember that drive-thru windows are at their most efficient when they serve
with the vehicle on the driver's side. Some facilities have had the window serve the passenger side
forcing the driver to reach over the passenger seat (compromising control of the vehicle). If the buildings
we have shown on the current plan were to switch positions it would force the drive thru lane to associate
to the passenger side of the vehicle (Exhibit I) or the point of entry to the drive tbm lane would be located
too close to the street curb cut and the drive-tbm lane would be shorter (Exhibit 2).
I hope these sketches have helped to resolve the questions that have been brought up in previous
meetings. I look forward to reviewing this project with each of you on the 11'1. of February.
Sincerely,
John DeFrenza, Architect
2900 Bristol Street, Building A, Suite 203, Costa Mesa, California 92626
Phone (949) 261-8805 Fax (949) 261-8053
.
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2900 Bristol Street, Building A, Suite 203, Costa Mesa, California 92626
Phone (949) 261-8805 Fax (949) 261-8053
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Exhibit 1
l /(ETAfL
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2900 Bristol Street, Building A, Suite 203, Costa Mesa, California 92626
Phone (949) 261-8805 Fax (949) 261-8053
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Exhibit 2