The URL can be used to link to this page

Home My WebLink About42- Planning and Building Services `7 CITY OF SAN BERM MDINO - REQUEST k JR COUNCIL ACTION Tentative Tract 15361 , Variance From: Al Boughey, Director Subject: 92-17 and Development Permit (Type III) 91-44 (Appeal of Dept: Planning & Building Services Planning Commission denial) Mayor and Common Council Meeting Date: February 4 , 1993 February 15 , 1993 Synopsis of Previous Council action: None Recommended motion: The the public. hearing be closed and the Mayor and Common Council uphold the appeal , adopt the Negative Declaration and approve the project based on the Findings of Fact and subject to the Conditions of Approval and Standard Requirements contained in Exhibit 2 . rt) Al B Contact person: Al Boughey Phone 384-5357 Supporting data attached: Staff Report Ward: 5 FUNDING REQUIREMENTS: Amount: N/A Source: (Acct. No.) (Acct. Description) Finance: Council Notes: 75-0262 �� CITY OF SAN BERNARDINO - REQUEST Ff3 COUNCIL ACTION STAFF REPORT Subject: APPEAL OF PLANNING COMMISSION DENIAL OF DEVELOPMENT PERMIT (TYPE III) NO. 91-44, TENTATIVE TRACT NO 15361 AND VARIANCE NO 92-17 Mayor and Common Council Meeting of February 15, 1993 REQUEST AND LOCATION The applicant requests approval to construct a twelve unit condominium development, and is requesting approval of a variance to construct a perimeter wall along property lines. The subject property consists of approximately 1.4 acres located on the south side of 30th Street between "F" and "G" Streets (See Exhibit 1, Location Map) . KEY POINTS o The existing RU-1 designation permits residential development at a maximum density of 9 units per gross acre, or a maximum of 12 units for the 1.4-acre project site. The proposed 12-unit condominium development consists of six single-story duplex units, each containing two-car garages. All units will have two bedrooms and approximately 1, 000 square feet of living area. ° Properties facing the project site to the north, east and west are characterized by single-family residential development. The subject property is adjacent to 30th Street, a 60-foot wide arterial, and to an onramp of the Crosstown Freeway. ° At the Planning Commission hearing of January 5, 1993, several neighboring residents spoke in opposition to the project, stating their objections to the proposed density, the type of housing product and the increase in traffic. Mr. H. L. Jarrett, 3068 North "F" Street, cited traffic safety as a major concern, noting that children living within the development will be compelled to cross 30th Street or the onramp in order to reach the nearest stores and schools. MAYOR AND COMMON COUNCIL OPTIONS The Mayor and Common Council may: 1. The Mayor and Common Council may uphold the appeal, adopt the Negative Declaration and approve the project based on the Findings of Fact and subject to the Conditions of Approval and Standard Requirements contained in Exhibit 2; or '64 2 . Deny the appeal, deny the project and direct staff to prepare negative findings (supports Planning Commission decision) . PLANNING COMMISSION ACTION A motion to approve the project failed by a 3-3 vote, deeming the project denied. STAFF RECOMMENDATION Staff recommends that the Mayor and Common Council uphold the appeal, adopt the Negative Declaration and approve Development Permit (Type III) No. 91-44, Tentative Tract No 15361 and Variance No. 92-17 based on the Findings of Fact and subject to the Conditions of Approval and Standard Requirements contained in Exhibit 2 . Prepared by: Gregory S. Gubman, Assistant Planner for Al Boughey, AICP, Director Department of Planning and Building Services Exhibits: 1. Location Map 2 . Staff Memorandum to the Planning Commission dated December 14, 1992 3. Staff Report to the Planning Commission dated November 17, 1992. Attachments: A - Development Code and General Plan Consistency B - Findings of Fact C - Conditions of Approval D - Standard Requirements E - Initial Study F - Site Plan, Floor Plan and Elevations JAN 1 3 CiTY OF SAN 3ERNARD!NO 43� Seville Ave . DEPARTMENT OF PLANMNG & SUI D!NGSERVICES Newport Beach, CA 92661 January 10 , 1993 TO: The City Council of the City of San Bernardino I am requesting an appeal of the decision rendered by the Planning Commission, on January 5 , 1992 meeting . The location of the property is the corner of 30th Street and "G" Street . Tentative Tract No . 15361 , Variance No . 92-17 and Development Permit No . 91-44 was defeated by a three to three vote. I would like to address the City Council at your earliest convenience . Please notify me of the first available opening at the Counsel meeting . Sincere /y''. ;' r ou Corbo m Property Owner z W � z- CITY OF SAN BERNARDINO MISCELLANEOUS CA-S RECEIPT Nr e57378 Date _ — '""�1 ` ! 19 ACCOUNT NO. AMOUNT Received From _ ��,pj 1-7 I 115 o The Sum of r--,) Dollars --�_ Cents For -� 'F � p 1►. Department NJu J By �►�� M,.►" TOTAL 14�on DISTRIBUTION: White—Customer;Canary—Cashier;Pink—Department;Goldenrotl—Dept.Numeric Control • • ' � • AGENDA ITEM# • • n x,11 1� 1/ �•• � � i' iris r !4. •si. jai fit ■ 7 -W s iiiiiiiiijiili � L■ t . . City of San Bernardino M E M O R A N D U M TO: Planning Commission FROM: Planning Staff SUBJECT: Development Permit (Type III) No. 91-44, Variance No. 92- 17 and Tentative Tract No. 15361 DATE: December 14, 1992 COPIES: Project File Agenda Item: #1 This item was originally scheduled for the Planning Commission hearing agenda on November 17, 1992. At the owners' request, the hearing was continued to January 5, 1992. At the Planning Commission's direction, notice of the new hearing date has been mailed owners of property within 500 feet of the subject property Attached, please find copies of two letters of opposition, received on November 16, 1992. Staff's recommendation for approval remains as presented in the staff report circulated for the November 17, 1992 hearing. AL BOUGHEY, AICP Director of Planning and Building Services Prepared by: GREGORY S. GUBMAN Assistant Planner ATTACHMENT: Letters of opposition Exhibit 2 �C7rZ�� 50 5 7 • ,C L u.cr �CZ, , Cis D r D �, NpV 16 1992 _ � y OEpARTMENT OF ?CANNING& L BYO BUILDING SERVICES c� — 'AUC� - - r i ? 'A7 _—�hiL' �oJTM _�_ ( >'-••��L_ F_? 7G1 T 571.- 7J-- eta J�-7r4n17 A -- l rr=r( -- AJ__ � .l- -- —•------ - -- VErh., iYluvT ur -�V - - - ---- r .q BUILDI JNING a ----- ---_--- NG SE�y(��__--- - CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT AGENDA ITEM 3 SUMMARY HEARING DATE I1-17-92 WARD 5 TENTATIVE TRACT. NO. 15361 , APPLICANT: westar Construction W VARIANCE NO. 92-17 AND 2985 N. "G" St. N DEVELOPMENT PERMIT (III) San Bernardino, CA 92405 Q NO. 91-44 OWNER: Louis & Patricia Corbo U 432 Seville Balboa, CA 92661 Proposal to construct a 12-unit duplex condominium development Wwith a Variance to reduce the perimeter wall setback. C3 1 . 37 acres located at the southeast corner of 30th Street W and "G" Street. W Q EXISTING GENERAL PLAN PROPERTY LAND USE ZONING DESIGNATION Subject Single-Family Residence RU-1 Residential Urban North Residential RS Residential Suburban South SR 30 NA Freeway East SR 30 NA Freeway West Residential RS Residential Suburban GEOLOGIC/SEISMIC ❑ YES FLOOD HAZARD ❑ YES ❑ ZONE A SEWERS: YES HAZARD ZONE: NO ZONE: NO ❑ ZONE B ❑ NO C:HIGH FIRE �YES AIRPORT NOISE/ ❑ YES C2!JECT AREA: Xg NO �NO J NOT ❑ POTENTIAL SIGNIFICANT Z APPROVAL APPLICABLE EFFECTS WITH O F- MITIGATING MEASURES F. W 0 NO E.I.R. LL. G CONDITIONS _Z ❑ EXEMPT ❑ E.I.R. REQUIRED BUT NO W Z Z p SIGNIFICANT EFFECTS Q W ❑ DENIAL 0 Z WITH MITIGATING H 'n > W MEASURES N 0 ❑ CONTINUANCE TO Z ZK NO SIGNIFICANT ❑ SIGNIFICANT EFFECTS W EFFECTS SEE ATTACHED E.R.C. W W MINUTES Q crn o �a.wcno PI ANLOm osr_c. E. ....... DEVELOPMENT PERMIT NO. 91-44 , VARIANCE NO. 92-17 & TENTATIVE TRACT NO. 15361 AGENDA ITEM NO: 3 HEARING DATE: 11-17-92 PAGE 1 REQUEST Under the authority of Development Code Sections 19. 04 . 020(1) (D) and 19.66. 070, the applicant is requesting approval of Development Permit (Type III) No. 91-44 and Tentative Tract No. 15361 to construct a twelve unit condominium development, Concurrently, under the authority of Development Code Section 19.72 . 030 (1) (E) , the applicant is requesting approval of Variance No. 92-17 to construct a perimeter wall along property lines. SITE LOCATION The subject property is irregular in shape, totalling 1. 37 acres, and consists of nine parcels located on the south side of 30th Street between "F" and "G" Streets; the southeasterly portion of the site is adjacent to SR 30 freeway onramp (see site plan, Attachment F) . The General Plan land use designation for the site is RU-1, Residential Urban (see location map, Attachment G) . DEVELOPMENT CODE AND GENERAL PLAN CONSISTENCY With the exception of the section from which the applicant is requesting a variance, the proposed use is consistent with the Development Code. Additionally, the project has been found to be consistent with the General Plan (Attachment A) . CEOA STATUS An Initial Study was prepared by staff and presented to the Environmental Review Committee (ERC) on June 18, 1992 . The ERC determined that no significant impacts would result from the project and recommended a Negative Declaration. The proposed Negative Declaration was advertised and available for public review and comment from June 25, 1992 to July 15, 1992 . No comments were received during the public review period. BACKGROUND On November 22, 1991, the application for Development Permit Type III No. 91-44 (DPIII 91-44) was submitted to the Planning Division (the project number originally assigned was Conditional Use Permit No. 91-47) . The application was deemed incomplete on December 18, 1991 pending the submittal of an acoustical study and payment of environmental document preparation and filing fees; the applicant was also advised that the filing of a condominium map is required prior to the issuance of building permits, and that the applicant 4 DEVELOPMENT PERMIT NO. 91-44 VARIANCE NO. 92-17 & TENTATIVE TRACT NO. 15361 AGENDA ITEM NO: � HEARING DATE: 11-17-92 PAGE 2 should submit a tentative tract map application concurrently with the development. On March 31, 1992, the application for Tentative Tract No. 15361 was submitted. On May 28, 1992, the application for Variance No. 92-17 was submitted. On June 18, 1992, the DRC/ERC formally cleared the project to the Planning Commission. Pursuant to Government Code Section 65943 (a) and (b) , DPIII 91-44 and Tentative Tract No. 15361 were deemed complete on June 28, 1992 . ANALYSIS Project Description The proposed 12-unit condominium development consists of six single-story duplex units, each containing two-car garages. All units will have two bedrooms and approximately 1, 000 square feet of living area. A single architectural style is proposed for all six buildings, with no proposed variations in color or plant-on treatment. Recommended Conditions of Approval require the submittal and approval of at least three different facade and color schemes for the project, as well as enhanced architectural treatment of side elevations visible to 'IG" Street, prior to the issuance of building permits. Additionally, a Condition of Approval is recommended to require variety in roof color--and the construction of false dormers on structures visible from 30th Street--to add variety to the rhythm of the roof lines. Proposed Use and Relationship to the General Plan The General Plan land use designation for the site is RU-1, Residential Urban. Objective 1. 12 and Policy 1. 12 . 10 of the General Plan identify single-family attached developments at a maximum density of nine units per acre among the uses permitted in the RU designation. Policy 1.12.31 encourages "Planned Residential Developments" (PRDs) in RU-designated areas which incorporate common open space amenities and features which identify each development as a unique community. The proposed use is in substantial conformance with General Plan goals, objectives and policies, in that the condominium proposal is a "single-family attached" concept within overall density limits, incorporating pedestrian paths and other open space amenities. DEVELOPMENT PERMIT NO. 91-44 , VARIANCE NO. 92-17 & TENTATIVE TRACT NO. 15361 AGENDA ITEM NO: -i HEARING DATE: 11-17-92 PAGE 3 Site and Surrounding Area Characteristics The site consists of an irregularly-shaped block of nine small, contiguous parcels which will be merged to form one lot for condominium development. The parcels are relatively flat with no unique geologic or topographic features. A post-war single-family residence is currently located at the westernmost portion of the subject property, and is proposed for relocation prior to project development. The wedge-shaped project site is bounded by "G" Street to the west, 30th Street to the north and the Route 30 onramp and freeway to the south/southeast. A ten-foot wide parkway abuts the northern project boundary, which will become part of a landscape maintenance assessment district upon development of the subject property. Properties facing the project site to the north, east and west are characterized by single-family residential development. Access and Circulation "G" Street currently terminates as a cul-de-sac to the west of the subject property. The applicant proposes to provide a single, gated point of access from "G" Street. A private cul-de-sac is then proposed within the development, providing access to each of the twelve proposed units. Open Space and Amenities The Development Code classifies the proposed condominium project as a Planned Residential Development (PRD) . The intent of permitting this type of use is stated as follows: The purpose of allowing these types of developments is to promote residential amenities beyond those expected in conventional residential developments, to achieve greater flexibility in design, to provide for appropriate use of land which is sufficiently unique in its physical characteristics or other circumstances to warrant special methods of development. . . (SBMC 19.04.030(2) (N) ] The City requires each PRD project to provide a minimum of 30 percent usable open space for passive and active recreational uses and a minimum of one recreational amenity for each development containing 12 to 50 units. Examples of recreational amenities include swimming pools, tot lots with play equipment, picnic shelters/barbecue areas and other types of recreational uses as DEVELOPMENT PERMIT NO, 91-44 , VARIANCE NO. 92-17 & TENTATIVE TRACT NO. 15361 AGENDA ITEM NO: 3 HEARING DATE: 11-17-92 PAGE 4 approved by the Planning Director. The site plan, as submitted, fails to provide adequate common open space. However, the adequate amount of common open space can be provided by converting portions of the private yards into common areas; most private yards exceed the minimum private open space requirement of 300 square feet. The most feasible locations for such conversion are the side yard areas between each building. This can be accomplished by simply relocating the side yard fences accordingly to transfer private open space into common open space; the maintenance of these areas would then become the responsibility of the homeowners' association. The proposed development provides two recreational amenities: a picnic/barbecue area at the easternmost section of the proposed development; and a playground area in the southern portion of the project. By providing an additional recreational, beyond that which is required by the Development Code, the developer qualifies for an amenities bonus, as discussed in the following section. Density The General Plan permits a maximum density of nine dwelling units per acre in the RU land use designations. The Development Code requires developers to provide additional amenities beyond the minimum regulatory standards in order to develop at a density of nine units per acre; otherwise, only eight dwelling units per acre may be constructed. The entitlement to develop at the maximum density allowed by the General Plan is thus called an "amenities bonus. " Because the applicant proposes to provide one additional amenity, the Planning commission may consider the development of 12 units for this project, rather than 11 units that would otherwise be permitted without the amenities bonus. Noise The subject property is adjacent to a 75 Db noise source, the SR 30 (Crosstown) freeway, as identified in the General Plan Technical Background Report (TBR) . An acoustical study was prepared by Gordon Bricken & Associates on January 28, 1992. The study concluded that the noise generated by the freeway traffic could indeed expose the proposed development to a community noise equivalency level (CNEL) in excess of 65 Db, which is clearly unacceptable for residential development. To mitigate potential noise impacts, the study recommended the construction of a sound wall along the southeastern property line, varying in height from eight to twelve feet, which DEVELOPMENT PERMIT NO, 91-44 , VARIANCE NO. 92-17 & TENTATIVE TRACT NO. 15361 AGENDA ITEM NO: -3 HEARING DATE: 11-17-92 PAGE 5 would connect to the existing Caltrans sound wall adjacent to the southern property line. Construction of the sound wall is indicated on the site plan (Attachment F) . Additional noise mitigation recommendations contained in the acoustical study are incorporated into the Conditions of Approval. Variance Request The Development Code's PRD development standards require a structural setback of 15 feet from the project perimeter. The applicant requests a variance to allow the construction of the north perimeter wall and southern sound wall at the property lines. The subject property is wedge-shaped, tapering in an easterly direction, resulting in a corresponding compression of structures and a reduction in adequate setback area. The unusual and somewhat awkward shape of the property (likely the result of right-of-way acquisitions for construction of the Crosstown Freeway) essentially precludes development of the proposal in full compliance with PRD standards. The only other apparent alternatives are to either utilize two-story buildings or reduce the density of the project. However, two-story structures on the subject property are not desirable due to the noise impacts generated by the adjoining street system; and reducing the number of units may be an unnecessary encumbrance, as explained in the following three paragraphs. The northern project boundary is adjacent to a ten-foot wide parkway, which will be landscaped with no sidewalk. Due to the restricted pedestrian access along the south side of 30th Street, the relatively high vehicle speeds and volumes along 30th Street and the project's adjacency to the freeway onramp, the addition of another 15 feet of landscaped buffer would not significantly further the intent of the PRD design standards--to achieve a pedestrian-oriented, neighborhood character--with respect to the proposed project. An existing 12-foot high freeway sound wall is located along a major portion of the subject property's southern property line. The extension of the wall along the remainder of the south/southeast property boundaries is visually and functionally preferable to stepping the wall back 15 feet from the property line. Extensive maintained landscaping, including mature trees, is located within the freeway right-of-way to the south of the subject property. The dense freeway landscaping obscures visibility of the DEVELOPMENT PERMIT NO, 91-44 VARIANCE NO 92-17 & TENTATIVE TRACT NO. 15361 AGENDA ITEM NO: 3 HEARING DATE: 11-17-92 PAGE 6 subject property, providing an adequate buffer. Thus, the purpose of providing an additional 15-foot landscaped setback is defeated because the freeway landscaping already accomplishes the intent of the PRD standards. COMMENTS RECEIVED Council Ward 5 In comments submitted to staff, Councilman Minor expressed that he had no major concerns regarding the project, but did request that conditions of approval require the units to be owner-occupied. While it does not appear that the City has the authority to impose such conditions directly, conditions of approval can be applied to mitigate the impacts of absentee ownership. Conditions of approval shall require the CC&Rs to enforce strict property maintenance and conduct standards--City staff shall review the CC&Rs for compliance with these standards prior to recordation of the condominium map. Additionally, a condition of approval shall require the recordation of a landscape maintenance covenant, whereby the City will be empowered to place a lien on the property for the cost of landscape maintenance if the homeowners' association fails to ensure that the landscaping is properly maintained. Caltrans Caltrans concurs with the recommendations of the acoustical study to construct a sound wall along the southeasterly property boundary. Other recommendations have been incorporated into the Conditions of Approval (Attachment C) . CONCLUSION The proposal is a permitted use in the RU-1 land use designation, and is in compliance with the development standards contained therein. The proposed use is consistent with the General Plan. A Negative Declaration has been proposed by the ERC. Approval of Development Permit (Type III) No. 91-44, Variance No. 92-17 and Tentative Tract No 15361 will not result in a significant adverse effect on the environment, nor to the peace, health, safety or general welfare of the citizens of San Bernardino. DEVELOPMENT PERMIT NO. 91-44 . VARIANCE NO 92-17 & TENTATIVE TRACT NO. 15361 AGENDA ITEM NO: 3 HEARING DATE: 11-17-92 PAGE 7 RECOMMENDATION It is recommended that the Planning Commission: 1. Adopt the Negative Declaration; and 2. Approve Development Permit (Type_ III) No. 91-44, Variance No. 92-17 and Tentative Tract No. 15361 based on the attached Findings of Fact (Attachment B) and subject to the attached Conditions of Approval (Attachment C) and Standard Requirements (Attachment D) . Respectfully submitted, Al Boughey, AICP Director of Planning and Building Services Greg S. Gubman Assistant Planner Attachments: A - Development Code and General Plan Consistency B - Findings of Fact C - Conditions of Approval D - Standard Requirements E - Initial Study F - Site Plan, Floor Plan and Elevations G - Location Map ATTACHMEN'r ri t DEVELOPMENT PERMIT NO. 91-44 , VARIANCE NO. 92-17 & TENTATIVE TRACT NO. 15361 AGENDA ITEM NO. 3 HEARING DATE: 11-17-92 PAGE 8 DEVELOPMENT CODE AND GENERAL PLAN CONSISTENCY CATEGORY PROPOSAL DEV. CODE GENERAL PLAN Use 12-unit Permitted in Permitted condominium RU-1 subject in RU districts (duplex) complex to a (Objective 1. 12) Development Permit and a tract map. Density 8.8 DU/ac 9 DU/ac (8 9 DU/ac DU/ac plus 15% amenities bonus) Height 16 feet (one- 3 stories or 2 .5 stories or 35 story) 42 feet feet Setbacks Walls* 0 ft. min. from 15 ft. min. N/A project from project perimeter perimeter. Bldgs 15 ft. min. from 15 ft. min. N/A project from project perimeter perimeter. Lot 28 percent 40 percent N/A Coverage Distance 15 feet min. 15 feet min. N/A Between Buildings Parking 2 garaged spaces 2 garaged N/A per unit plus 4 spaces per off-street guest unit plus 3 spaces off-street guest spaces Private 300 s.f. min. Lesser of 300 N/A outdoor s. f. or 25% of space unit size Common 30% of net site 30% of net N/A outdoor area (per site area space Conditions of Approval) * Variance No. 92-17 proposes an exception from this standard ATTACHMENT "B" DEVELOPMENT PERMIT NO. 91-44 VARIANCE NO 92-17 & TENTATIVE TRACT NO. 15361 AGENDA ITEM NO. 3 HEARING DATE: 11-17-92 PACE 9 I. Development Permit Findings A. The proposed use (duplex residential condominiums) , subject to the attached Conditions of Approval, is permitted within the RU-1 land use district and complies with all of the applicable provisions of the Development Code, including prescribed development standards and design guidelines. B. The site is physically suitable -for the type and intensity of the land use being proposed, in that physical design, parking, circulation, fire access and open space issues have been adequately addressed to the satisfaction of the Development Review Committee. C. The proposed development would be harmonious with existing and future developments within the land use district and general area, in that the single-family scale and character of the area neighborhoods has been incorporated into the development of the subject property. D. There are adequate provisions for water, sanitation and public utilities and services to ensure that the proposed use is not detrimental to public health and safety, in that the subject property is located within a fully serviced, urbanized area. All services shall be connected to the development prior to the issuance of Certificates of Occupancy. E. There is adequate public access to serve the subject proposal, in that adequate ingress/egress, internal circulation and parking will be developed to accommodate those occupying and servicing the proposed development. F. There are no significant harmful effects upon the environmental quality and natural resources, in that an Initial Study was prepared under the provisions of the California Environmental Quality Act, which determined that all impacts resulting from the development of the project will be mitigated to levels of nonsignificance. As a result of this determination, a Negative Declaration was proposed by the Environmental Review Committee on June 18, 1992 . G. The negative impacts of the proposed use will be mitigated through the construction of a sound wall adjacent to the freeway right-of-way and the use of noise-reducing construction materials and ventilation systems which will serve to reduce interior noise levels to 45 Db or less. a i DEVELOPMENT PERMIT NO. 91-44 , VARIANCE NO. 92-17 & TENTATIVE TRACT NO. 15361 AGENDA ITEM NO. 3 HEARING DATE: 11-17-92 PAGE 10 H. The proposed use is consistent with the General Plan, in that duplex condominium residences are allowed in the RU-1 land use district at the proposed density I. The proposed location, size, design and operating characteristics of the requested use are not detrimental to the public interest, health, safety, convenience or welfare of the City, in the proposed use meets or exceeds City and state minimum health and safety requirements, as verified by representatives of Planning Division, Building and Safety Division, Public Works Department, Police Department, Fire Department and Water Department. i DEVELOPMENT PERMIT NO. 91-44 , VARIANCE NO 92-17 & TENTATIVE TRACT NO. 15361 AGENDA ITEM NO. 3 HEARING DATE: 11-17-92 PAGE 11 ZI. Variance Findings A. There are special circumstances applicable to the property, with respect to shape, location and surroundings, such that the strict application of the Development Code deprives the subject property of privileges enjoyed by other properties in the vicinity and under the identical land use district classification. The subject property is wedge-shaped, tapering in an easterly direction, resulting in a corresponding compression of structures and a reduction in adequate setback area. Along the northern perimeter is a ten-foot parkway adjacent to 30th Street which is to be improved exclusively by landscaping, with no sidewalk; because of this existing buffer and the lack of pedestrian access (the site is adjacent to a freeway onramp) , the absence of an additional 15 feet of landscaped setback will not compromise the intent of the PRD setback standards. An existing 12-foot freeway sound wall is located along a major portion of the property's southern property line; the extension of the wall along the remainder of the south/southeast property boundaries is visually and functionally preferable to stepping the wall back 15 feet from the property line. B. The granting of this variance request is necessary for the preservation and enjoyment of a substantial property right possessed by other properties in the vicinity and denied to the property for which the variance is sought, in that strict application of the PRD setback standards to the perimeter walls, given the unusual shape of the property and adjacency to a freeway, would reduce the amount of usable open space and buildable area. Given the existing parkway depth along 30th Street and the freeway along the southern boundary of the subject property, strict compliance with the PRD standards would eliminate usable open space without furthering the basic intent of the PRD development criteria. C. The granting of this variance request will not be detrimental to the public health, safety or welfare, or injurious to the property or improvements in the vicinity. Rather, the sound wall and northern perimeter wall will improve the health and safety aspects of the proposed project by significantly attenuating traffic noise levels as well as provide an increased physical buffer between the residential units and the heavily travelled rights-of-way. DEVELOPMENT PERMIT NO 91-44 VARIANCE NO 92-17 & TENTATIVE TRACT NO. 15361 AGENDA ITEM NO. 3 HEARING DATE:- 11-17-92 PAGE 12 D. The granting of this variance request will not constitute a special privilege inconsistent with the limitations upon other properties in the vicinity in which the subject property is located in that there are no other vacant or developed parcels in the vicinity subject to the same constraints; thus, no other property in the vicinity is subject to Development Code standards in question. E. The granting of this variance request would not allow a use that is not otherwise expressly authorized by the regulations governing the subject parcel in that the site is designated RU-1, Residential Urban, which permits the development of Planned Residential Developments consisting of single-family attached dwellings. F. The granting of this variance request will not be inconsistent with the General Plan, in that General Plan Policy 1. 12.32 requires extensive landscaping in RU developments, and such landscaping will be provided by a widened landscape parkway along 30th Street and extensive landscaped buffering within the freeway right-of-way adjacent to the southern boundary of the subject property. DEVELOPMENT PERMIT NO 91-44 VARIANCE NO 92-17 & TENTATIVE TRACT NO. 15361 AGENDA ITEM NO. 3 HEARING DATE: 11-17-92 PAGE 13 III. Design Review Findings A. The design of the proposed project would provide a desirable environment for its occupants and visiting public as well as its neighbors through good aesthetic use of materials, textures and colors that will remain appealing and will retain a reasonably adequate level of maintenance. The proposed architecture is consistent with the Development Code Design Guidelines through the articulation of wall planes. Conditions of approval shall ensure articulation in roof planes and well conceived variations in surfaces and colors. The result shall be an overall design that promotes visual interest. B. The design and layout of the proposed project will not unreasonably interfere with the use and enjoyment of neighboring existing or future development, and will not result in vehicular or pedestrian hazards. Points of ingress and egress and areas of internal circulation have been carefully reviewed by City staff and it has been determined that the safety and convenience of the visitors to the proposed development, as well as the neighboring residential uses, will be protected. C. The architectural design of the proposed project is compatible with the character of the surrounding neighborhood and will maintain the harmonious, orderly and attractive development contemplated by this Development Code and the General Plan. The proposed scale and massing of the proposed architecture is compatible with the one to two story scale of surrounding development. DEVELOPMENT PERMIT NO. 91-44 , VARIANCE NO 92-17 & TENTATIVE TRACT NO. 15361 AGENDA ITEM NO. 3 HEARING DATE: 11-17-92 PAGE 14 IV. subdivision Map Findings A. The proposed map is consistent with the General Plan, in that the purpose of the map is to provide for the development of single-family attached condominiums in the RU-1 land use designation as identified in Policy 1. 12 . 10. B. The design of the proposed subdivision is consistent with the General Plan in that the one=lot condominium map exceeds minimum lot size and dimensional requirements for the RU-1 land use designation. C. The site is physically suitable for the type of development proposed. The tentative map conforms to the subdivision design standards of the Development Code. More than two standard routes of access adjoin the site. Drainage can be directed to approved public drainage facilities via the perimeter streets. Physical design, parking, circulation, fire access and open space issues have been adequately addressed to the satisfaction of the Development Review Committee. There are adequate provisions for water, sanitation and public utilities and services to ensure that the proposed use would not be detrimental to public health and safety in that the vicinity of the subject property is fully urbanized. Conditions of approval will ensure that necessary improvements and connections to local public services are completed prior to the issuance of Certificates of Occupancy. D. The site is physically suitable for the proposed density of development as demonstrated on the proposed site plan. E. The design of the subdivision and proposed improvements are not likely to cause substantial environmental damage or substantially or avoidably injure fish or wildlife or their habitat, in that no evidence has been found to indicate that such resources occupy or utilize the subject property. F. The design of the subdivision or type of improvements is not likely to cause serious public health problems in that environmental health concerns are addressed and mitigated through the design and construction standards of all public services and public and private structures. G. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access or use of, property within the proposed subdivision, in that no such easements traverse the subject property. 0 ATTAChMENT "C" t DEVELOPMENT PERMIT NO. 91-44 VARIANCE NO 92-17 & TENTATIVE TRACT NO. 15361 AGENDA ITEM NO. 3 HEARING DATE: 11-17-92 PAGE 15 Conditions of Approval 1. The final design of the project shall incorporate the noise attenuation methods contained in the acoustical analysis prepared by Gordon Bricken & Associates on January 28, 1992 entitled Acoustical Analysis 30th Street Parcel City of San Bernardino. 2. The final design of the project shall comply with the City's adopted High Wind Area development standards. 3. Walls and Fences a. All block wall locations shall be shown on the final building and grading plans. The above-grade heights of the walls shall conform to the following specifications: ° Six (6) feet adjacent to 30th Street; o Eight (8) feet along the easterly boundary (sound wall) ; Ten (10) feet along the southeasterly boundary (sound wall) ; ° Twelve (12) feet along the southerly boundary (sound wall) . b. Wherever block walls, or pilasters in conjunction with wrought iron fences, are utilized, they shall be constructed of either slump stone, split-faced block, river rock or stuccoed/plastered block with decorative caps. Pursuant to Development Code Section 19.20.030(8) (D) , the walls shall have articulated planes, by providing at a minimum of 100 feet of continuous wall, an 18-inch deep by 8-foot long landscaped recession. Pilasters shall be provided at every change in direction, every five-foot difference in elevation and at a minimum of 25 feet of continuous wall. These standards shall not apply to the freeway sound walls if freeway wall design standards exist or have been established for the vicinity of the project prior to the commencement of construction. C. All wood fences that are directly visible from public view shall be treated with heavy body stains or paints. DEVELOPMENT PERMIT NO. 91-44 VARIANCE NO 92-17 & TENTATIVE TRACT NO. 15361 AGENDA ITEM NO. 3 HEARING DATE: 11-17-92 PAGE 16 d. A wrought iron security fence and gate shall be constructed at the project entry. The term "wrought iron" is intended to refer to a variety of open metal fence types, but does not include chain link fencing or expanded metal. Final construction drawings shall show a cross section and materials elevation of the wrought iron fence. 4. At least 30 percent of the net project area shall consist of common open space. a. This shall be accomplished by relocating side yard fences such that the areas between the buildings are open to the street and contribute toward the 30 percent open space requirement as specified in Section 19. 04. 030 (2) (N) (6) . b. A revised fence plan shall be submitted to the Planning Division prior to the issuance of permits to verify that all common open space areas total 30 percent of the net project area. The fence plan shall be reviewed and approved by Planning Division staff prior to the construction of fences. Approved landscape plans with fences shown do not imply approval of the fence locations. C. All open space areas shall be landscaped and maintained as part of the homeowners association maintenance district. At least one (1) 24-inch box specimen tree shall be planted in the open space areas between each structure. 5. Prior to the issuance of permits, the developer shall submit elevations for at least three (3) different facade treatments to the Planning Division for approval. These elevations shall be accompanied by color chips which correspond to wall and trim colors indicated on the elevations. 6. Roofs a. A variegated roof covering, or two monotone roof coverings allocated among the buildings, shall be utilized for this development to promote variety and visual interest. b. Roof dormers (false dormers) shall be provided on the rear side of at least two buildings facing 30th Street to add variety to the rhythm of the roof lines. 0 DEVELOPMENT PERMIT NO 91-44 VARIANCE NO 92-17 & TENTATIVE TRACT NO. 15361 AGENDA ITEM NO: 3 HEARING DATE: 11-17-92 PAGE 17 7. Enhanced window and vent treatment, as approved by the Planning Division, shall be provided on the side elevations facing "G" Street. Siding shall also be extended to the full length of these elevations. 8. Automatic, remote activated garage doors shall be provided, installed and operational prior to the issuance of a Certificate of Occupancy. 9. The location(s) of mail delivery units are subject to prior approval of the United States Postal Service. 10. The storage of recreational vehicles shall be prohibited. The prohibition of recreational vehicles shall be recorded in the CC&Rs. 11. The developer is responsible for obtaining proper encroachment permits from Caltrans and for compliance with all Caltrans requirements for work done within or adjacent to State Route 30. CITY OF SAN BERNARDINO PLANNING CASE TT15361/VAR 92-17/DP91- AND BUILDING SERVICES DEPARTMENT AGENDA ITEM CONDITIONS HEARING D E1_1 -1 7_g� PAGGE 18 12 . ^onstruction shall be in substantial conformance With the Plan ( E ) approved br the Director . Development Review Committee , Planning commission or Mayor and common council . Minor modification to the Dlanesl shall be subject to approval by the Director through a minor modification permit process . Anv modification Which exceeds 10% of the following allowable measurable design/site considerations shall require the ref iIing of the original application and a subsequent hearing by the appropriate hearing review authority if applicable . 1 . On-site circulation and parking . loading and landscaping : 2 . Placement and/or height of walls , fences and structures : 3 . Reconfiguration of architectural features , including colors , and/or modification of finished materials that do not alter or compromise the previously approved theme : and . 4 • A reduction in density or intensity of a development project . Within one year 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 veer, then the permit/approval shall become null and void . Projects may be built in phases if preapproved by the review authority. If a project is built in preapproved phases , each subsequent phase shall have one year from the previous phase 's date of construction commencement to the next phase 's date of construction commencement to have occurred or the permit/approval shall become null and void. Project : -------------------------- Expiration Date : PLN" o PAW,OF, usm CITY OF SAN BERNARDINO PLANNING CASE TT 15 3 61/VAR9 2-2 7 & AND BUILDING SERVICES DEPARTMENT - AGENDAITEM 3 CONDITIONS HEARING DATE 11-17-92 PAGE 19 The review authority may , upon application being filed 30 days prior to the Pxpiration date and for good cause , grant one time extension not to exceed 12 months . The review authority shall ensure that the project complies with all current Development Code provisions . 13 . In the event that this approval is legallx- challenged , the Cite will promptly notify the applicant of any claim or action and will cooperate fully in the defense of the matter . Once notified , the applicant agrees to defend , indemnify . and hold harmless the City , its officers , agents and emplovees from any claim , action or proceeding against the City of San Bernardino. The applicant further agrees to reimburse the City of any costs and attorneys ' fees which the Citv 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 . 14 . No vacant , relocated , altered , repaired or hereafter erected structure shall be occupied or no change of use of land or structures ) shall be inaugurated , or no new business commenced as authorized by this permit until a Certificate of Occupancy has been issued by the Department . A temporary Certificate of Occupancy may be issued by the Department subject to the conditions imposed on the use , provided that a deposit is filed With the Department of Public Works prior to the issuance of the Certificate of Occupancy . The deposit or security shall guarantee the faithful performance and completion of all terms , conditions and performance standards imposed on the intended use by this permit . Prior to the issuance of a Certificate of Occupancy , the landowner shall file a maintenance agreement or covenant and easement to enter and maintain , subject to the approval of the Cites Attorney . The agreement or covenant and easement to enter and maintain shall ensure that if the landowner , or subsequent owner( s ) , fails to maintain the required/installed site improvements , the City Will be able to file an appropriate lien( s ) against the property in order to accomplish the required maintenance . CITY OF SAN BERNARDINO PLANNING CASE TT15361/VAR 92-17 & AND BUILDING SERVICES DEPARTMENT DP91-44 CONDITIONS AGENDA ITEM'3 HEARING DATE 11-17-92 PAGE 20 The developFr is to submit a complete mastF-r landscape and irrigation plan ( 5 conies ) for the entire development to the Public works Department with the required fee for review. The landscape plans will be forwarded to the Parks , Recreation . and Communitv Services and the Planning Division for review . ( Note : The issuance of a building development Permit by the Department of Planninr and Building Services does not waive this requirement . ) No grading Permit ( s ) will be issued prior to approval of landscape plans . The landscape and irrigation plans shall comply with the "Procedure and Police for Landscape and Irrigation" ( available from the Parks Department ) , and comply with all applicable provisions of Chapter 19 . 28 ( Landscaping Standards ) of the Development Code effective on the date of aoprox-al of this permit . Trees are to be inspected by a representative of the Parks Department prior to planting . ( The following provision is applicable to single family homes . ) Trees , shrubs and ground cover of a type and quality generally consistent or compatible with that characterizing single family homes shall be provided in the front vard and that portion of the side yards which are visible from the street . All landscaped areas must be provided with an automatic irrigation system adequate to insure their viabilitN. . The landscape and irrigation Plans shall be reviewed as outlined above . s� CITY OF SAN BERNARDINO PLANNING CASE TT 15361/VAR 92-17 AND BUILDING SERVICES DEPARTMENT DP 91-44 AGENDA ITEM 3 CONDITIONS HEARING DATE 11-17-92 PAGE 21 This permit or approval is Subject to the attached conditions or requirements of the following Departments or Divisions : __ X ___ _ Fire Department _ x ______ Parks , Recreation & Community Services Department -- x ------ Building Services Division of the Planning and Building Services Department x --------- - Police Department Public Services ( Refuse ) Department X Public Works ( Engineering ) Department Water Department ory OF MM GEMMOow C611PALrw mumem PL.AN.am PMW 1 ne t ,um CITY OF SAN BERNARDINO PLANNING CASE TT15361/VAR 92-17 AND BUILDING SERVICES DEPARTMENT DP 91-44 AGENDA ITEM 3 CONDITIONS HEARING DATE 11-17-92 PAGE 22 17 . ---------- This permit or approval is subject to all the applicable provisions of the Development Code in effect at the time of approval . This includes Chapter 19 . 20 - Property Development Standards , and includes : dust and dirt control during construction and grading activities ; emission control of fumes , vapors , gases and other forms of air pollution ; glare control ; exterior lighting design and control ; noise control ; odor control ; screening ; signs , off-street parking and off-street loading ; and , vibration control . Screening and sign regulations compliance are important considerations to the developer because they Will delay the issuance of a Certificate of Occupancy until they are complied With . Any exterior structural equipment , or utility transformers , boxes , ducts or meter cabinets shall be architecturally screened by wall or structural element , blending With the building design and include landscaping When on the ground . A sign program for all new commercial , office and industrial centers of three or more tenant spaces shall be approved by the Department Prior to the issuance of a Certificate of Occupancy . This requirement also includes any applicable Land Use District Development Standards for residential , commercial and industrial developments regarding minimum lot area , minimum lot depth and width , minimum setbacks , maximum height , maximum lot coverage , etc . ___18___ This development shall be required to maintain a minimum of _ _2-Z* __ standard off-street, narking spaces as shown on the approved Plan( s ) on file . * 24 garaged spaces plus '3 guest spaces. CITY OF SAN BERNARDINO PLANNING CASE _ TT 15361/VAR 92-17 AND BUILDING SERVICES DEPARTMENT DP 1-44 CONDITION AGENDA ITEM 3 CONDITIONS AGENDA DATE_ 11-17-92 PAGE 23 19 . --__----__ A Composite Development Plan iCDP ► shall be filed With the Public works and Planning and Building Services Departments prior to Final or Parcel Man processing by the City ._ The CDP shall provide additional survey and map information including , but not limited to , building criteria ( i . e . Setbacks ) , flood control criteria , seismic and geological criteria , environmental criteria and easements of record . The CDP shall be labeled with the title "Composite Development Plan" , and contain a section entitled "CDP Notes" The applicant shall have listed under the CDP notes section the following conditions or mitigating measures required for the development of the subiect. property : 20 . ---------- Within two years of this approval , the filing of the final map or parcel map with the Council shall have occurred or the approval shall become null and void . Expiration of a tentative map shall terminate all proceedings and no final map or parcel map shall be filed without first processing a new tentative map . The City Engineer must accept the final map or parcel map documents as adequate for approval by Council prior to forwarding them to the City Clerk. The date the map shall be deemed filed with the Council is the date on which the City Clerk receives the map . The review authority may , upon application filed 30 days prior to the expiration date and for good cause , grant an extension to the expiration date pursuant to Section 19 . 66 . 170 of the Development Code and the State Map Act . Project : Expiration Date : i CITY OF SAN BERNARDINO PLANNING CASE TT 15 3 61/VAR9 2-17 AND BUILDING SERVICES DEPARTMENT ___nP 2 1 -44 AGENDA ITEM 'I CONDITIONS HEARING DATE 17-9? PAGE 24 .___21___- No lot or dwelling unit in the development shall be sold unless a corporation , home owner ' s association , assessment district or other approved appropriate entity has been legally formed with the right to assess all those properties which are jointly owned or benefitted to operate and maintain all of the mutually available features of the development including , but not limited to , open space , amenities , landscaping or slope maintenance landscaping ( which may be on private lots adjacent to street rights-of-way ) . No lot or dwelling unit shall be sold unless all approved and required open space , amenities , landscaping , or other improvements , or approved phase thereof , have been completed or completion is assured by a financing guarantee method approved by the City Engineer. X----- Conditions , Covenants , and Restrictions (CC&R ' s ) shall be developed and recorded for the development subject to the review and approval by the Department and the City Attorney . This review and approval shall occur prior to the final map approval by Council . x ---------- The recorded CC&R ' s shall permit the enforcement by the City . PLAN. M PAGE t OF t iAJn ATTACHMENT "D" CITY OF SAN BERNARDINO PLANNING CASE DPIII 91-44 ' . AND BUILDING SERVICES DEPARTMENT AGENDA ITEM STANDARD REQUIREMENTS HEARINGD GE 11-17- BUILDING AND SAFETY DIVISION 1 • Submit plans prepared by a Registered Building XxX5�d_ x Architect or Civil or Structural Engineer. 2 • Submit a complete lateral and structural analysis prepared by a Registered Civil or Structural Engineer or Architect. Submit State of California Title 24 Energy Calculation Forms for residential, =mxLZ1PZ-AXb buildings including a signed compliance statement. 3. Submit calculations and structural drawings, prepared by a Registered Civil Structural Engineer or Architect, �i�X$�LK1{m[�t�ICj x� Be advised that the subject building is an unreinforced masonry building (URM) as defined by State law and as identified in a study done by the City dated January 1990. Notice that this building was a URM building was mailed to all URM owners in April 1990. At some time in the future, the owner will be required to do a detailed structural analysis for the purpose of determining the degree of structural deficiencies, submit structural plans showing correction of the structural deficiencies, obtain building permits, and complete the structural upgrading. a. It is recommended that before significant cosmetic improvements are made that some thought be given to doing the seismic structural upgrading first or consideration be given to doing the cosmetic improvements in such a way so as to minimize or avoid redoing the proposed cosmetic improvements in the future. b. Based upon the structural changes and/or add-ons to the building (such as adding mechanical equipment, mansard roof; other additional weight that must be restrained laterally) , submit a structural analysis certifying that the changes and/or add-ons being' proposed to the building makes the building no more hazardous than without the proposed changes and/or OTY CF G&ff"L �i PLA".10 (4.90) CITY OF SAN BERNARDINO PLANNING CASE _ pp ITT 91 -44 AND BUILDING SERVICES DEPARTMENT AGENDA ITEM _ STANDARD REQUIREMENTS HEARINGDATE AGE 11 -1 7 add-ons. If such analysis and certification cannot be made, then the building must be seismically upgraded prior to occupancy of the building. C. As defined by the building code, this project is a change of occupancy classification and/or intensification of use that requires this building to be seismically upgraded prior to occupancy. 4 . Submit floor plan of existing structure. Label all uses and existing materials of construction. Submit four (4) complete sets of construction plans including: a. Copy of conditions. b. Soils report. C. Energy Calculations. d. Structural calculation. 5 . Submit a prelimina ry (soils) f 7 X{ 4V:K gx y. report prepared by a person licensed to do so. 6. Submit a single line drawing of the electrical service. Show all equipment, conduit and wire sizes and types. Show the service ground size and grounding electrode. 7 . Submit panel schedule(s) and electrical plans. 8 • Permit required for demolition of existing building(s) on site. If any on existing lot. 9 • Submit a plan of the heating, ventilating or air conditioning system. (Clearly identify the location and rating of the equipment and the sizes and material of all ducts, registers and the location of all fire dampers) . Show means of providing mechanical ventilation as required by the 1988 Uniform Building Code. 10 . Submit gas pipe loads, sizing calculations and isometrics. a,.CF 1 CITY OF SAN BERNARDINO PLANNING CASE DP III 91-44 AND BUILDING SERVICES DEPARTMENT AGENDA ITEM 3 STANDARD REQUIREMENTS HEARING DACT -92 'E 11-27 11 . Provide a plot plan showing the location of the proposed sewer system. 12• Submit a letter clearly indicating the intended use of all areas of the building. List the materials to be used and the projects produced giving the amount of each kept in the building. If the building is used of more than one purpose, list all other uses. 1 *1� Submit isometric plans of the cold and hot water and drain waste and vent systems. 14 . Show compliance with Title 24 for the physically handicapped in the following: for 5 or more units access and adaptability maybe require Submit plans approved by the County Health Department. 15. Indicate methods of compliance for sound attenuation (exterior, interior party walls, floor/ceiling assembly, ceiling) as per study, U.B.C. , local or State Law. Show compliance with requirements of high fire areas. 16 . For structures located within high wind areas: a. Design structure, including roof covering, using 110 MPH 4 ,�K wind load. 17 . City of San Bernardino named as certificate holder for Worker's Compensation Insurance. 18 . Assessor's Parcel Number. 19 • Contractor's City license. 20 . Contractor's State license. 21 . Sewer capacity rights from Water Department, 384-5093, Neil Thomsen. MY CF PLAN4.10 IAA" CITY OF SAN BERNARDINO PLANNING CASE DP 111 91-44 AND BUILDING SERVICES DEPARTMENT AGENDA ITEM 3 STANDARD REQUIREMENTS HEARINGDACTE 11 -177-92 22 • School fees from Unified School District, 381-1179 . Fire Sprinklers Required: Plans for fire sprinklers shall be submitted to Fire Dept. and approved prior to installation. No building inspections shall be performed beyond "framing and ventilation" until fire sprinkler plans are approved. 23 • Other: Plan check time is approx. 6 weeks contact Building & Safety for expeditious plan check 384-5057 24 . Deposit: $4 ,880. 00 25. Check with Fire Dept. for fire flow 384-5388 Paul Allaire. CrTV OF Pwa-e.10 (4-901 CITY OF SAN BERNARDINO PUBLIC WORKS/EHM. CASE CUP 91-47 & TT 153 STANDARD REQUIREMENTS AGENDA ITEM 3 HEARING DATE 11-17-92 PAGE 29 NOTE TO APPLICANT: Where separate Engineering plans are required , the app scant is responsible for submitting the Engineering plans directly to the Engineering Division . They may be submitted prior to submittal of Building Plans . Drainage and Flood Control All necessary drainage and flood control measures shall be subject to requirements of the City Engineer , which may be based in part on the recommendations of the San Bernardino Flood Control District . The developer ' s Engineer shall furnish all necessary data relating to drainage and flood control . A local drainage study will be required for the project. Any drainage improvements , structures or storm drains needed to miti - gate downstream impacts or protect the development shall be designed and constructed at the developer ' s expense , and right- of-way dedicated as necessary . The development is located within Zone A on the Federal Insurance Rate Maps ; therefore , a Special Flood Hazard Area Permit issued by the City Engineer shall be required . The development is located within Zone B on the Federal Insurance Rate Maps ; therefore, all building pads shall be raised above the surrounding area as approved by the City Engineer . Comprehensive storm drain Project No . is master planned in the vicinity of your development. is rain shall be designed and constructed by your project unless your Engineer can conclu- sively show that the drain is not needed to protect your develop- ment or mitigate downstream impacts . 26 • X All drainage from the development shall be directed to an approved public drainage facility . If not feasible , proper drain age facilities and easements shall be provided to the satisfac- tion of the City Engineer . 27 • X Applicant shall mitigate on-site storm water discharge suffi - ciently to maintain compliance with the City ' s NPDES Storm Water Discharge Permit requirements . Erosion Control 28 , X An Erosion Control Plan shall be approved by the City Engineer prior to grading plan approval . 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 . CITY OF SAN BERNARDINO PUBLIC WORKaAPM. CASE CUP 91-47 & TT f5361 STANDARD RECUREMENTS AGENDA ITEM 3 HEARING DATE 11-17-92 PAGE n G r a d i n X If more than 1 ' of fill or 2 ' of cut is proposed , the site/plot/ ?9 . 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 in advance . >0 • X If more than 5 ,000 cubic yards of earthwork is proposed , a grading bond will be required and the grading shall be supervised in accordance with Section 7012 ( c ) of the Uniform Building Code . A liquefaction report is required for the site . This report must be submitted and approved prior to issuance of a grading permit . Any grading requirements recommended by the approved liquefaction report shall be incorporated in the grading plan. 1 X 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" ) . The on-site Improvement Plan shall be approved by the City Engineer . A reciprocal easement shall be recorded prior to grading plan approval if reciprocal drainage , access , sewer , and/or parking is proposed to cross lot lines , or a lot merger shall be recorded to remove the interior lot lines . 2 X 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 checking . 3 X An on-site Lighting Plan for the project shall be reviewed and approved by the City Engineer . This plan can be incorporated with the grading plan , or on-site improvement plan , if practical . 4 X A Landscape Maintenance District shall be implemented to maintain landscaping within the following areas : parkway along 30th Street �- 3 X Separate sets of Landscape Plans shall be provided for the Landscape Maintenance District. CITY OF SAN JERNARDINO PIJBLk%. WC)W$/ &E TI�1�, CASE 15361 STANDARD REQUIREMENTS AGENDA ITEM 3 HEARING DATE 11-17-92 PAGE �1 Utilities 36 . X Design and construct all public utilities to serve the site in accordance with City code , City Standard and requirements of the serving utility , including gas , electric , telephone , water , sewer and cable TV . 37 . X Each parcel shall be provided with separate water and sewer faci - lities so it can be served by the City or the agency providing such services in the area . 38 . X Sewer main extensions required to serve the site shall be con- structed at the Developer ' s expense . Sewer systems shall be designed and constructed in accordance with the City ' s " Sewer Policy and Procedures " and City Standard Drawings . 39 . X Utility ervices shall be y placed underground and easements pro- vided as required . 40. X A11 existing overhead utilities adjacent to or traversing the site on either side of the street shall be undergrounded in accor dance with Section 19 . 20 .030 ( non-subdivisions ) or 19 . 30 . 110 ( subdivisions ) of the Development Code . 41 . X Existing utilities which interfere with new construction shall be relocated at the Developer ' s expense as directed by the City Engineer . 42 . X Sewers within rivate streets or p private parking lots will not be maintained by the City but shall be designed and constructed to City Standards and inspected under a City On-Site Construction Permit. A private sewer plan designed by the Developer ' s Engin- eer and approved by the City Engineer will be required . This plan can be incorporated in the grading plan , where practical . 43 . X A "communication Conduit" shall be installed in all streets with- in and adjacent to this project. The conduit shall be dedicated to the City and its primary use shall be for Cable TV installed by the Cable TV Company under permit from the City of San Bernar- dino . 44 . X A sound wall shall be designed and constructed along the 30 Freeway- on-ramp per Caltrans requirements . 45. X Design approval and a permit is required from Caltrans prior to start of any work in freeway right-of-way . AMA CITY .OF Si UERNARDINO PUBLW. WORKS/E MW CASE CUP 91-47 -&---['k---15361 STAtOARD REOLAREMENTS AGENDA ITEM } HEARING DATE 11-;3-92 PAGE �J 46 . X A Final /Parcel Map based upon field survey will be required . Mapping . All street names shall be subject to approval of the City Engineer prior to Map approval . 47 . X Additional survey and map information including , but not limited to , building setbacks , flooding and zones , seismic lines and set- backs , geologic mapping and archeological sites shall be filed with the City Engineer in accordance with Ordinance No . MC-592 . Improvement Completions 48 . X Street , sewer , and drainage improvement plans for the entire pro- ject shall be completed , subject to the approval of the City Engineer , prior to the recordation of the Final /Parcel Map . 49. X If the required improvements are not completed prior to record- ation of the Final /Parcel Map , an improvement security accom- panied by agreement executed by the developer and the City will be required . If the required improvements are not proposed to be completed prior to recordation of the Parcel Map , a deferred improvement agreement in accordance with Section 19 . 30 . 160 of the Development Code will be required . If the agreement is approved , an improvement certificate shall be placed on the Parcel Map stating that the required improvements will be completed upon develop- ment. Applicable to Parcel Maps consisting of 4 or less parcels only . 50. X Street light energy fee to pay cost of street light energy for a period of 4 years . Exact amount to be determined prior to map recording . . 51 . X All rights of vehicular ingress/egress shall be dedicated from the following streets : 30th Street CITY OF SAN - IMNARDINO PUB-11 , IORKS/ -} CASu W-101,047 "II 61 STANDARO REQUIREMENTS AGENDA ITEM 3 .. m HEARING DATE 11-17-92 PAGE 13 Street Improvement and Dedications : 52 . X All public streets within and adjacent to the development shall be improved to include combination curb and gutter , paving , handicap ramps , street lights , sidewalks and appurtenances , including , but not limited to , traffic signals , traffic signal modification , relocation of public or private facilities which interfere with new construction , striping , signing , pavement marking and markers, and street name signing . All design and construction shall be accomplished in accordance with the City of San Bernardino " Street Improvement Policy " and City " Standard Drawings " , unless otherwise approved by the City Engineer . Street lighting , when required , shall be designed and constructed in accordance with the City ' s " Street Lighting Policies and Procedures " . Street lighting shall be shown on street improvement plans except where otherwise approved by the City Engineer . 53 . X For the streets listed below, dedication of adequate street right-of-way ( R . W . ) to provide the distance from street centerline to property line and placement of the curb line ( C . L . ) in relation to the street centerline shall be as follows : Street Name Right-of-Way ( Ft . ) Curb Line ( Ft . ) A . X Install sidewalk along "G" Street per City Std . No . 202 , Case "A" . No sidewalk is required along 30th Street. ' ,5• X Install street lights along G Street and 30th Street per City Std . No . SL-1 , and SL-2 and City Street Light Policy . CITY OF SAk JERNARDiNO PUBLK, WORKS/ENpIR, CASE CUP 91-47 & TT 1361 STANDARD REQUIREMENTS AGENDA ITEM 3 HEARING DATE11-17-9T- PAGE 34 Required Engineering Permits: 56 . X Grading permit ( if applicable . ) . 57 . X On-site improvements construction permit ( except buildings - see Planning and Building Services ) , includes landscaping . 58 . X Off-site improvements construction permit. Applicable Engineering Fees (Fees subje-ct to change without notice) 59 • X Plan check fee for Final /Parcel Map - $1 ,000 . 00 plus $30 . 00 per lot or parcel . 60 . X Plan check and inspection fees for off-site improvements - 3Z and 2 . 5% , respectively , of the estimated construction cost* of off-site improvements . 61 . X Plan check and inspection fees for on-site improvements (except buildings - See Planning and Building Services ) - 1% and 1% , respectively , of the estimated construction cost* of on-site improvements , including landscaping . 62. X Plan check and inspection fees for grading ( if permit required ) - Fee Schedule available from the Engineering Division. 63 . X Drainage fee in the amount of $5 ,515 .00 (Approx) 64 . X Traffic system fee in the estimated amount of $931 . 00 Exact amount shall be determined by the City Traffic Engineer at time of application for Building Permit. 65. X Sewer connection fee in the amount.- of $235 .43 per bedroom Street or easement dedication processing fee in the amount of $200 .00 per document. *Estimated construction cost is based on schedule of unit prices on file with the City Engineer. i I D RC/E C C =TY OF SAN BERNARD=NO DATE CASE S TAN DARD REQ U= R EM E NT S — PO L I C E D E P T FOR APARTMENTS/CONDOMINIUMS/MOBILE HOME PARKS SECURITY LIGHTING: 66 . Aisles, passageways , and recesses related to and within the project, complex shall be illuminated with an intensity of at least foot candles at the ground level during the hours of darkness. 67 . Open parking lots and carports shall be provided with a minimum maintained one foot candle of light evenly distrib- uted on the parking surface during the hours of darkness. Lighting devices shall be protected by weather and vandal- ism resistant covers. 68�_ All exterior lighting devices are to be inaccessible to common reach or climbing and shall be protected by weather and vandalism resistant covers. All exterior lighting shall be projected so as to not cast light onto adjoining prop- erties. DOORS, LOCKS, AND WINDOWS: 69\f Swinging exterior glass doors, wood or metal doors with glass panels , solid wood or metal doors shall be constructed or protected as follows: A) Wood doors shall be of solid core construction with a minimum thickness of 1 3/4" . B) Hollow metal doors shall be constructed a minimum equivalent to sixteen U.S. gauge steel and have suf- ficient- reinforcement to maintain the designed thick- ness of the door when any locking device is installed ' such as reinforcement being able to restrict collapsing of the door around the locking device. C ) The above doors shall contain a 190 degree view angle door viewer. 70.� Except when double cylinder deadbolts are utilized, any glass utilized within 40" of any door locking mechanism shall consist of laminated glass, tempered glass, wired glass or plastics. 71� All swinging exterior wood and steel doors shall be equipped as follows: A ) A single or double door shall be equipped with a double or single deadbolt. The bolt shall have a minimum pro- D RC/E RC C t TY O F S AN B E RNA RD I NO DAT E CA S E STANDARD REQ U r R E M E N T S — PO L I C E D E P T be installed on the front door. B ) The deadbolt shall have an embedment of at least 1" into the strike receiving the projected bolt. The cylinder shall have a cylinder guard , a minimum of five pin tumblers , and shall be connected to the inner por- tion of the lock by connecting screws of at least 1/4" in diameter. The recommendation does not apply when panic hardware is required or an equivalent device is approved by the Building Code. C ) The strike plate shall be a minimum of 3" in height and shall be secured to the jamb with a minimum of four 2-1/2" screws. Double doors shall be equipped as follows: Al The active leaf of double doors shall be equipped with metal flush bolts having a minimum embedment of 5/8" into the head and threshold of the door frame. Double doors shall have an astragal constructed of steel , a minimum of . 125" thick, which will cover the opening between the doors . This astragal shall be a minimum of 2" wide and extended a minimum of 1" beyond the edge of the door to which it is attached. The astragal shall be attached to the outside of the active door by means of welding or with nonremovable bolts spaced apart on not more than 10" centers. 73 . Hinges for out-swinging doors shall be equipped with nonre- movable hinge pins or a mechanical inner lock to preclude removal of the door from the exterior by removing the hinge pins. 74 . Windows A ) All moveable windows shall be equipped with a locking device and shall be constructed in a fashion to re strict them from being lifted out of their tracks when in the closed position. B) All moveable windows shall also be equipped with an auxiliary locking device which prevents the window from being slid (either vertically or horizontally) open while in the closed position. 75'� Garage type doors: (rolling overhead, solid overhead, swinging , sliding, or accordion style ) A) The above described doors shall conform to the follow- ing standards: D RC/E RC C =TY O F S AN B E RNARD I NO DAT E CA S E STANDARD REQ U= RE M E N T S — PO L I C E D E P T 1 . Wood doors shall have panels a minimum of 5/16" in thickness with the locking hardware being at- tached to the support framing . 2 . Aluminum doors shall be a minimum thickness of .0215" and rivet together a minimum of 18" on cen- ter along the outside seams . There shall be a full width horizontal beam attached to the main door structure which- shall meet the pilot or pedestrian access door framing within 3" of the strike area of the pilot or pedestrian access door. 3 . Fiberglass doors shall have panels a minimum den- sity of 6 ounces per square foot from the bottom of the door to a height of 7 ' and panels in residential structures shall have a density of not less than 5 ounces per square foot. B) Where sliding or accordion doors are utilized, they shall be equipped with guide tracks which shall be de- signed so that the door cannot be removed from the track when in the closed and locked position. C ) Doors that exceed 16 ' in width shall have 2 lock receiving points; or, if the door does not exceed 19' , a single bolt may be used if placed in the center of the door with the locking point located either in the floor or in the door frame header. D) Overhead doors shall be equipped with slide bolts which shall be capable of utilizing padlocks with a minimum 9/32" shackle. 1 . Slide bolt assemblies shall have a frame a minimum of . 120" in thickness, a bolt diameter a minimum of 1/2" , and protrude at least 1 1/2" into the re- ceiving guide. A bolt diameter of 3/8" may be used in a residential building. 2 . Slide bolt assemblies shall be attached to the door with bolts which are nonremovable from the exterior. Rivets shall not be used to attach such assemblies. E) Padlocks used with exterior mounted slide bolts shall have a hardened steel shackle a minimum of 9/32" in diameter with heel and toe locking and a minimum 5 pin tumbler operation. The key shall be nonremovable when in an unlocked operation. D RC/E RC C =TY O F S AN B E RNARD=NO DAT E CA S E S TAN DARD REQU=REM E NT S — PO L I C E D E PT F ) Doors utilizing; a cylinder lock shall have a minimum of five pin tumbler operation with the bolt or locking bar extending into the receiving guide a minimum of 1" . 76---� Common walls shall be as sound proof as possible . ADDRESS NUMBERS An illuminated map or directory of the project shall be erected at the entrance of the complex and shall have vandal resistant covers. The directory shall not contain the names of the tenants but only address numbers, street names, and their location within the complex. North shall be at the top and so indicated. Roof top address numbers shall be provided for each building in the project (except mobile home parks ) . They shall be a minimum of 3 ' in length and 2 ' in width and of contrasting color to the background. Numbers shall be placed parallel \ to the street address as assigned. 77.\ y The project shall display street address numbers placed in a prominent position as near the street as practical . Numbers shall be a minimum of 6" in height and of a contrasting color to the background. 78 All individual units shall be clearly identified by numbers, letters, or a combination thereof. These numbers and letters shall be a minimum of 4" in height and of a contras- ting color to the background. 79 ' v All numbering of units shall be in a sequential , logical order. ACCESS CONTROLS: 80_ An access control override device shall be provided for use by police department personnel to gain immediate access. Perimeter fencing or cross fencing shall be installed to prevent criminal movement or activity. 81 . All parking spaces are to be visible from the interior of at least one unit within the complex. ALARM SYSTEMS 82 . If the units are alarmed or wired for an alarm system, the buyer is to be notified to contact the Police Department for D RC/E RC C =TY O F SAN B E RNARD I NO DAT E CA S E STANDARD REQU=RE ME NT S - PO L =C E D E pT ADDITIONAL REQUIREMENTS: CITY OF SAN BERNARDINO CASE L','IP 9/-x'7 HEARING DATE LSTANDARD REQUIREMENTS REVIEWED BY FIRE DEPARTMENT REQUIREMENTS GENERAL REQUIREMENTS: 84 . K Provide one extra set of construction plans to Building and Safety for Fire Department use at time of plan check. 85 . � Contact Fire Department for specific or detailed requirements-IMPORTANT. 86 . The developer shall provide for adequate Fire Flow as computed by the Fire Prevention Bureau. Fire Flow shall be based on square footage, construction features and exposure information as supplied by the developer and may be taken from two hydrants. ACCESS: (r [ ) Provide two different routes of ingress/egress to the property entrance. The routes shall be paved, all-weather. [ ] Provide an access roadway to each building for fire apparatus. Access roadway shall have an all-weather driving surface of not less than 20-feet of unobstructed width. [ 1 Extend roadway to within 150-feet of all portions of the exterior walls of all single-story buildings. [ 1 Extend roadwav to within 50-feet of the exterior walls of all multiple-story buildings. 87 . Provide "No PARKING" signs whenever parking of vehicles would possibly reduce the clearance of access roadways to less than the required width. Signs are to read "FIRE LANE-NO PARKING"(All caps).y'NI.C. Sec. 15.16". 88 . �b�1 Dead-end streets shall not exceed 500-feet in length and shall have a minimum W-foo`{{ radius turnaround. I The names of any new streets(public or private)shall be submitted to the Fire Department for approval. SITE: 89 . > All access roads and streets are to be constructed and usable prior to combustible construction. go . Private fire hydrants shall be installed to protect each building located more than 150-feet from the curb line. No fire hydrant should be within 40-feet of any exterior wall. The hydrants shall be Wet Barrel type, with one 21-inch and one 4-inch outlet, and approved by the Fire Department. Fire hydrants are to be protected from damage by providing suitable traffic barriers. The area around the fire hydrant shall be designated as a "NO PARKING"zone by painting an 8-inch wide, 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 vehicles. Suitable "NO PARKING"signs are required. 91 . Public fire hydrants shall be provided along streets at 300-feet intervals for commercial and multi-residential areas and at 500-feet intervals for residential areas. Installation shall conform to City specifications and be installed prior to combustible construction or storage. BUILDING: [ J The address of the structure, in six inch numerals, shall be installed on the building or in other approved location in such a manner as to be visible from the frontage street. The color of the numbers shall contrast with color of the background. ( J Identify each gas and electric meter with the number of the unit which it services. [ ) Fire extinguishers must be installed prior to the building being occupied. The minimum rating for any fire extinguisher is 2A 10 B/C. Minimum distribution of fire extinguishers must be such that no interior part of the building is over 75-feet travel distance from a fire extinguisher. [ 1 All buildings, other than residential over 5,000 square feet, shall be provided with an automatic fire sprinkler system, designed to NFPA standards. 2 - Submit plans for the fire protection system to the Fire Department prior to beginning construction on the system. [ ] Tenant improvements in all sprinklered buildings are to be approved by the Fire Department prior to construction. [ 1 Provide an automatic fire alarm (required throughout). Plan must be approved by the Fire Department,prior to installation. [ ] Fire Department connection to(sprinkler system/standpipe system)shall be required at curb line. ------------------------------------------------------- -------------- NOTE: The applicant must request, in writing, any change in these or other requirements. ADDITIONAL INFORMATION! �S-ef �T� � r S'F 1,c/r7�9lLfD AT 9lC o/'�%K/ .4ClTdi7�1T/� 2✓?l 40,91 ye-T// ' i— Co 01([P F Zs-o . T/Y X*O 7- CC JZJc </O 1 �/ .C� do T S w o u4D l�L•"Q USE- f�ri�/i�>e S�R�.c,�t'C E� i.<J sr,��c T�C=1'. O pc>-S�TE FPB 170 7/89 i Bernardino City Water Departmo... STANDARD REQUIREMENTS Review of Plans: # CUP 91-47 Date: Location: S/o 30th St. btwn F & G Streets Approved: Type of Construction: 12 units for a 1-lot condo proj . Denied: Owner/Developer: Louis C. & Patricia A. Corbo Continued: ENGINEERING: Name: : i�W I - i4�!k_<_. Date: Z 9 3 , c�P.S. I. 'G re, Ili �(p �, 9 4 . c�Size of Main Adjacent to the Project Z"� it) Tp 95 .,,�K Pressure Regulator Required on Customer's Side on the Meter. 96 , ;K Off-site Water Facilities Required to Meet Peak Flow Demand. 94 cam. Comments: Ju l r L< 9 8 • CX_Subject to the Rules&Regulations of the Water Department in effect at the time of Application for Water Service. This Area is Serviced by East Valley Water District and All Fees/Conditions will be Determined by their Engineering Department. WATER QUALITY CONTROL DEPARTMENT: Name: h Date: _ i 99 . --4_ R.P.P. Backflow Device Required at Service Connection. 100 -,Double Check Backflow Device Required at Service Connection. El Air Gap Required at Service Connection. No Backflow Device Required. ENVIRONMENTAL CONTROL OFFICER: Name: Date: Industrial Waste Permit Required by Environmental Control Officer. Grease Trap Required by Environmental Control Officer. Pre-treatment Required by Environmental Control Officer. -01 - - o Regenerative Water Softeners May be Installed Without Prior Approval. Approved by Environmental Control Officer. SEWER CAPACITY INFORMATION: Name: Date: No Sewer Capacity Fee Applicable at This Time. 02,,K Sewer Capacity Fee Must Be Paid to the City Water Department for the Amount of Gallons Per Day. Equivalent Dwelling Units: Subject to Recalculation of Fee Prior to the Issuance of Building Permit. 03 Proof of Payment Must be Submitted to the Building&Safety Department Priorto Issuance ofthe Building Permit. Breakdown of Estimated Gallons Per Day: t a o4o #216 (3-90) WATR-3.04 CENTRI MINTING SERVICES CITY OF SAN BERAAMINO pEPARTMaM OF PARKS, RECREATION AND CMILNITY SERVICES PIANN M DEPT • PARE AND POLICY FOR LANDSCAPING AND IRRIGATION _ ASSESSMn DISTRICTS JANUARY, 1911 or -STRICTS - IBMGATICN i IAND9C IRRIGATICN 1. Separate water meter for the irrigation shall be required. 2. Sc[xzrate electric meter for the irrigation oontrollers shall be required. 3. Valconni M.P.C. controllers, with water miser feature, shall be used. Said controllers shall be enclosed in a "La Max" enclosure from the Valcon Company. 4. "gain Gard" units from the Hydro Visor Company shall be installed at each controller. 5. Valoon Hi-Flow series, remote control valves, in angle pattern shall be used. 6. All irrigation sprinklers in planter areas and small turf areas shall be Rain Bird 1800 series with M.P.R. , B-12 nozzles (¢H-F) . 7. All irrigation sprinklers in medium areas shall be Toro, Super 'f00 C- 8. All irrigation sprinklers in large turf areas shall be lbonpson heads with rubber covers. 9. All sprinklers used shall be "pop-up" type. 10. All irrigation sprinklers shall be on triple swing joints. 11. All pipe 2" and larger shall be class 315 P.V.C., all pipe lh" and smaller shall be P.V.C. sch. 40. 12. Rain Bird 3/4" quick coupler valves shall be installed every 100' in round plastic valve boxes. 13, ALL TRR;64r,1Wvu.roDer coocrere LANDSCAPE 1. Specific information on street trees and plant material will depend on project location. Contact City Parks Division for further inforn3tion. 2. Minimm plant sizes shall be as follows: Trees: A. Open recreation areas - 24" box B. Street trees - All 24" box Shrubs: A. Even combination of 15 gallon and 5 gallon sizes Turfgrass: A. Setback areas shall be sod B. Open recreation areas shall be hydroseeded n►oTe 90 DAY EStmbh� Ao7e-PWT Per/od RefuIFeed ON A// NrDs0seP,1,'-v prior -ro STArTc+{ rORN(' ' ITEMS A CONT ROL l ER CHARTS: 1, RECORD DRAWINGS MUST BE APPROVED BY THE CITY'S RE PRE5rKIATIVE ik 0ILC CHARTS ARE PREPARED. 2. PROVIDE ONE(1)CONTROLLER CHART(OF THE MAXI44;JL1 SIZE COh'RO(!ER:JOps It'lil ALLOW)FOR EACIf AUTOMATICCONTROLLER. CHART SHAT! $NOW7ME AREA COVC REJ D)-CONTROLLER. THE C HARM: TO PE A REDUCED,',OPY X THE Ad?,U "Mr E+'EhT 'HF CONTROLLER 5EOJENCE IS N T � [EC:.r1/Cf2A:vi�G M IL"JLKEC 1! SNAIL HC fN;ARGCC T( ^ RtAp^EtEGIb:C W-EN THi:0RAPwW is t E SiZf R CHARrS-ALL PE A L'LACRLINE PRIM" W17M A D;=FF[Ch' Cot,)C U$FQTQcHOyr 'M AREA OI COVERAGE FOR EACh£NATION w"CK CJa"oLEIE?ANC APPROVEC. THE CHAR*, SHALL EE HERMETICALLY EEA,EC EFTwCfh TWO(2) PICCE5 OF PLASTIC,EACH P:ECC BC/NG A 20 Ml.$.h THI;,RNE55. 6 CONTROLLER CHARTS SHALL BE COMPLETED PRIOR TJ FINAL INSI•ECTIOK E OPEXAT10%ANA MAINTENANCE MANUALS. I Two(2)INDI✓IDUALLY 60UNO COPIES OF OPERA,JON A1'P)LNAINI rNANCE MANUALS SHALL BE DELIVERED TO THE CITY TEh(10;CA,EhJAS DABS Pf;C,( FINAL IhSFECTION. THE MANUALS SHALL DESCRICE Ttif ALA" c ; Ti? Ff:A:� Ns'AUt�. 2 EACr/COMPLETF,EOLINDMANUAL SHALL INCLUDE THE FOL,OWIhC- INFOCMATION + 'N-)EA SHEET 57ATING CONTRACTOR'S AaC;ESS AN;. 7ELEFhJNi+ 8 D:IRATIOk OF GUARANTEE PERIOD.LIST OF ECUIPMENT ,;,;N;NAM, ANDAOpREcLFS�LULAL MA/VUrA(,)UKt11 Rtr�coL^+n::rc� COMPLETE OPERATING AND MAINTFNANCE:NSTRBCTION5 Fa4 A/„L EC-)IPMENT. c 511ARE PARTS LISTS AND RELATED MANUFACTURER INFORMAT+ON FOR ALL EQUIPMENT. SOPPlYA!,PART OF THIS CONTRACT THE FOLLOWINCj JFMS • TMRCE(3)3G INCH SPRINKLER KEYS FOR MANIA, CPE9AT10JV 1F C&v7*, VALITS ?MIO(2)REYS FOR EACH AUTOMATIC CONTROLLCR FREE(3)COUPLERS AND MATCHING HOSE SWIVELS. • ONE(1)VALVE BOX COVER KEY OR WRENCH TURD! - ILEA )7F:.l. • THE L ANOSCAPE CONTRACTOR SHALL MOISTURE PROVE AS A TURN , PROVIDE(1)2900E QUICK DRAW SOIL OF THE MAINtENANCE P OVER ITEM TO THE CITY UPON COMPLETION EARN • SOIL MOISTURE PROVE AVAILAVLE THROUGH: WATER CONSERVATION SYSTEMS INC. 141-40UTH SPRING 5 TREE T CLAREMONT. CALIFORNIA 91711 (714) 621.5605: 624.5647 A' ��MtNT DISTRICTS [�'�11v13:'.. , :.ntvu MJ1]]V']'iNN�CE All areas landscaped by the contractor under this project shall ate be written by him for a period of not less than one (1) year acceptance for start of neintenanee, (365 days) . A. Start of Maintenanoe Period 1. Maintenance period shall not start until all elements of the project are completed in accordance with the contract dooxrents. Projects will not be segmented into Phases- 2. power to re ut,e controllers shall be established prior to the be of the maintenance period. 3, 'nee maintenance period for the job shall not begin until after the first mowing of the turf area. New turf shall not be mowed until attaining a minim.at► height of 1k inches. Mow at A inch height using a row, mower equipped with a properly sharpened blade. Notify the Parks Division representative 24 hours prior to this mowing, who will make an inspection. 4. Written aeoeptanoe of the landscape architect and the City must be obtained prior to the beginning of the maintenance period. Said letters shall be given to the Parks Division and shall be on file. 5. If the project maintenance fails to continuously meet standards required for start of maintenance, the maintenance period will be suspended and will not continue until contractor has corrected all deficiencies. 6. Contractor shall post a bond or cash in the ammt agreed upon with the Engineering Division/Subdivisions. Said monies are to guarantee the repair or replaowent of any deficiencies in the irrigation, landscape and hard surfaces at the end of the one (1) year (365 days) miantenance period. 7. Contractor shall submit ca pleted as-built drawings which shall be in the form of one (1) mylar reproducible and two (2) blue lime copies. Actual submittal shall be made to the City's representative. Said drawings shall encompass all irrigation, landscape and hard surfaces. g. Parks Division representative shall be the sole deciding party, regarding all acceptance item, for start of maintenance period. B. During Maintenar►oe Period 1. Contractor and/or designee City's epr651das the first Monday o ��th dun in9 the one (1) y ear (3 y maintenance period. Contact shall be by telephone or other means if pre-arranged. Purpose of contact is to review the status of the i pro jam, tcruuoe di strict poMlculb cur, to leave e the zespons.., ity of the contractor and/or pee . business address and telephone number with the .:sty's representative. the maintenance period provide all watering, w�eediNo fertiliz- 2• During and spraying necessary to keep the plants and turf ing, cultivating lanced areas neat, in a healthy growing condition and to keen the p - edged and attractive. All trees and shrubs and eliminate�� z�anlc pruned as necessary to encourage new growth sucker growth. old wilted flowers and dead foliage shall without �diateiy pinched or cut off. Do no major tree pruning proper approval of the City. planting and during the maintenance Period, in the event 3. After P � 1 FE 138 Gei that trees exhibit iron chlorosis synVtcros, apply gY or equivalent at manufacturer's reoxr erded rates. q. During the maintenance period, should the appearance of any plant indicate weakness, that plant shall be replaced immediately with a new healthy plant. At the end of the maintenance period, all plant materials shall be in a healthy, growing conciit.ion and spaOed as indicated on the plans. 5. Lawns shall be rotary m7wed at a 1� inch cut, minimum fly- Trimming and edging shall be done in "maw" days. 6. Damage to planting areas shall be repaired immediately and throughout the maintenance Period' 7. Any planting areas that do not show a prompt establishment of plant material shall be replanted at 10-day intervals until accepted by the City's representative. g. Miscellaneous Maintenaoe Items: A. Depressions caused by vehicles, bicycles or foot traffic shall be filled and leveled. Replant daanaged areas. B. Ektelminate gophers, squirrels and males, and repair damage as above. C. 'fie postplant fertilizing will consist primarily of a nitrogen only fertilizer program. Beginning approximately 30 days after planting, ammnium sulfate shall be applied at the rate of 5 po n-S per 1,000 square feet on a monthly basis. D. Irrigation shall oonsidere soil, exposure, day and night tempera- tures and sprinkler output. Conservation of crater is a must. 9. Debris and trash shall be removed fra . the site weekly at a minim n. 10. 'Throughout the maintenance period, all plants shall be maintained in a disease and pest free condition. A licensed pest control operator shall be reatined by the contractor to apply all pesticides. Pesticide reomve dations shall be made by a licensed pest control advisor. C. Did of Ma in+ ^ie •�► 1. on ompletion of the one (1) year (365 days) maintenance period the City's representative will insjxct the project. Notify the City's representative 24 hours prior to said inspection. 71* oontractor and/or designee shall be present during inspection. 2. Confirmation that the City has reoeived all s dirdttals and turn- over items shall be made. 3. Deficiencies noted during the inspection shall extend the maintenance period until all are corrected. 4. City's representative shall be the sole deciding party regarding all end of maintenance items. 5. End of maintenance period shall occur only on written acceptance by the City. Said letter shall be on file in the Parks, Recreation and Cam inity Services Department. 6. The Parks Division shall notify the Engineering Department/Subdivision in writing of said acceptance of project for bond/cash release. i HIVUIINT r, CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT INITIAL STUDY Initial Study for Environmental Impacts For Conditional Use Permit 91-47/Tract 15361/ Project Number Variance 92-17 Project description/location to construct 12 condominium units for a PRD and to create a one-lot subdivision on 1 .37 acres located on the south side of 30th St. between "F" and "G" Streets . Date June 9 , 1992 Prepared for: Applicant(s) Westar Construction Address City, State Zip Prepared by: Denise S. Moonier Name Assistant Planner Title City of San Bernardino Planning and Building Services 300 North "D" Street San Bernardino, CA 92418 Doc:Misc InitialStudy �OF SM �CM Cf`^""`"w"f1O�%= PLAN-847 PAGE 1 OF 1 (4.90) E_a INITIAL STUDY FOR CONDITIONAL USE PERMIT 91-47/TRACT 15361 VARIANCE 92-17 1.0 INTRODUCTION This report is provided by the City of San Bernardino as the Initial Study for CUP 91-47 / TENT.TRACT 15361 / VAR 92-17. Section 2 . 0 provides a description of the project and site characteristics. As stated in Section 15063 of the California Environmental Quality Act guidelines, the purposes of an Initial Study are to: 1. Provide the Lead Agency with information to use as the basis for deciding whether-to prepare an Environmental Impact Report (EIR) or a Negative Declaration; 2. Enable an applicant or Lead Agency to modify a project, mitigating adverse impacts before an EIR is prepared, thereby enabling the project to qualify for Negative Declaration; 3 . Assist the preparation of a EIR, if one is required, by: (A) Focusing the EIR on the effects determined to be significant, (B) Identify the effects determined not to be signifi- cant, and (C) Explaining the reasons for determining that potent- ially significant effects would not be significant. 4. Facilitate environmental assessment early in the design of a project; 5. Provide documentation of the factual basis for the finding in a Negative Declaration that a project will not have a significant effect on the environment; 6. Eliminate unnecessary EIRS; 7. Determine whether a previously prepared EIR could be used with the project. F - i CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT ENVIRONMENTAL IMPACT CHECKLIST A. BACKGROUND Application Number: Project Description-Td Location:s►) (��L�.�t' ��.'_ � ��1 f� �� /�1 t i Environmental Constraints Areas: -iil[q lA k.->T6 General Plan Designation: Zoning Designation: L';>==L — B. ENVIRONMENTAL IMPACTS Explain answers,where appropriate,on a separate attached sheet. 1. Earth Resources Will the proposal result in: Yes No Maybe a. Earth movement(cut and/or fill)of 10,000 cubic yards or more? b. Development and/or grading on a slope greater than 15%natural grade? T c. Development within the Alquist-Priolo Special Studies Zone as defined in Section 12.0-Geologic & Seismic, Figure 47,of the City's General Plan? d. Modif ication of any unique geologic or physical feature? e. Development within areas defined for high potential for water or wind erosion as identified in Section 12.0- Geologic& Seismic, Figure 53,of the City's General Plan? f. Modification of a channel,creek or river? X CM GF PLAN-9.06 PAGE t OF (Ii.QM g. Development within an area subject to landslides, Yes No Maybe mudslides, liquefaction or other similar hazards as identified in Section 12.0-Geologic&Seismic, Figures 48, 52 and 53 of the City's General Plan? h. Other? 2. Air Resources: Will the proposal result in: a. Substantial air emissions or an effect upon ambient air quality as defined by AOMD? b. The creation of objectionable odors? _ c. Development within a high wind hazard area as identified in Section 15.0-Wind& Fire, Figure 59, of the City's General Plan? 3. Water Resources: Will the proposal result in: a. Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff due to impermeable surfaces? b. Changes in the course or flow of flood waters? _ c. Discharge into surface waters or any alteration of surface water quality? d. Change in the quantity of quality of ground water? e. Exposure of people or property to flood hazards as identified in the Federal Emergency Management Agency's Flood Insurance Rate Map, Community Panel Number 060281 -_ and Section 16.0- Flooding, Figure 62,of the City's General Plan? I. Other? 4. Biological Resources: Could the proposal result in: a. Development within the Biological Resources Management Overlay,as identified in Section 10.0 -Natural Resources, Figure 41,of the City's General Plan? b. Change in the number of any unique,rare or endangered species of plants or their habitat including stands of trees? c. Change in the number of any unique, rare or endangered species of animals or their habitat? d. Removal of viable, mature trees? (6"or greater) �C e. Other? S. Noise: Could the proposal result in: a. Development of housing,health care facilities,schools, libraries, religious facilities or other"noise"sensitive uses in areas where existing or future noise levels exceed an Ldn of 65 dB(A)exterior and an Ldn of 45 dB(A) interior as identified in Section 14.0- Noise, Figures 57 and X 58 of the City's General Plan? aR 01 311 "n"R0.0 LEMRK M KT"10 SERV"S b. Development of new or expansion of existing industrial, Yes No Maybe commercial or other uses which generate noise levels on areas containing housing, schools, health care facilities or other sensitive uses above an Ldn of 65 dB(A) exterior or an Ldn of 45 dB(A) interior? c. Other? 6. Land Use: Will the proposal result in: a. A change in the land use as designated on the General Plan? X, b. Development within an Airport District as identified in the Air Installation Compatible Use Zone (AICUZ) Report and the Land Use Zoning District Map? c. Development within Foothill Fire Zones A& B, or C as �- identified on the Land Use Zoning District Map? d. Other? 7. Man-Made Hazards: Will the project: a. Use, store,transport or dispose of hazardous or toxic materials(including but not limited to oil, X pesticides,chemicals or radiation)? ' \ b. Involve the release of hazardous substances? c. Expose people to the potential health/safety hazards? X d. Other? S. Housing: Will the proposal: a. Remove existing housing or create a demand for additional housing? b. Other? 9. Transportation/Circulation: Could the proposal, in comparison with the Circulation Plan as identified in Section 6.0-Circulation of the City's General Plan, result in: a. An increase in traff ic that is greater than the land use designated on the General Plan? b. Use of existing,or demand for new, parking ' facilities/structures? c. Impact upon existing public transportation systems? _ d. Alteration of present patterns of circulation? _ e. Impact to rail or air traff ic? _ f. Increased safety hazards to vehicles,bicyclists or y pedestrians? g. A disjointed pattern of roadway improvements? _ h. Significant increase in traff ic volumes on the roadways or intersections? i. Other? CrTY OF .N HEWMAM GENTRAL"FIKnNO8ERVW" PLAN-9.06 PAGE 3OF_ (11.90) 10. Public Services: Will the proposal impact the following Yes No Maybe beyond the capability to provide adequate levels of service? a. Fire protection? b. Police protection? _ c. Schools (i.e., attendance, boundaries,overload, etc.)? X d. Parks or other recreational facilities? _ e. Medical aid? x f. Solid Waste? X g. Other? 11. Utilities: Will the proposal: a. Impact the following beyond the capability to provide adequate levels of service or require the construction of new facilities? 1. Natural gas? x 2. Electricity? 3. Water? x 4. Sewer? 5. Other? b. Result in a disjointed pattern of utility extensions? c. Require the construction of new facilities? _ 12. Aesthetics: a. Could the proposal result in the obstruction of any scenic view? b. Will the visual impact of the project be detrimental to the surrounding area? c. Other? 13. Cultural Resources: Could the proposal result in: a. The alteration or destruction of a prehistoric or historic archaeological site by development within an archaeological sensitive area as identified in Section 3.0-Historical, Figure 8,of the City's General Plan? b. Alteration or destruction of a historical site,structure or object as listed in the City's Historic Resources Reconnaissance Survey? c. Other? IL ar.of am EM&MMM �J CEWPALPR TM AERW f PLAN-9.06 PAGE 4 OF_ (11.90) 14. Mandatory Findings of Signlflcance (Section 15065) The California Environmental Ouality Act states that if any of the following can be answered yes or maybe, the project may have a significant effect on the environment and an Environmental Impact Report shall be prepared. Yes No Maybe a. Does the project have the potential to degrade the quality of the environment,substantially reduce the habitat of a fish or wildlife species,cause a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b. Does the project have the potential to achieve short- term,to the disadvantage of long-term, environmental goals?(A short-term impact on the environment is one which occurs in a relatively brief,definitive period of time while long-term impacts will endure well into the future.) c. Does the project have impacts which are individually limited, but cumulatively considerable? (A project may impact on two or more separate resources where the impact on each resource is relatively small, but where the effect of the total of those impacts on the environment is sign'rficant.) d. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? C. DISCUSSION OF ENVIRONMENTAL EVALUATION AND MITIGATION MEASURES (Attach sheets as necessary.) «n OF mw BEPOLMM CafTPALPMOMMEWAM PLAN-0.06 PAGE50F_ i ENVIRONMENTAL EVALUATION AND MITIGATION MEASURES DISCUSSION-CONTINUED cm GF SAN BERNAF ND PLAN-9.06 PAGE_OF CENTP l PFDNMMG SER"CES D. DETERMINATION On the basis of this initial study, The proposed project COULD NOT have a significant effect on the environment and a NEGATIVE DECLARA- TION will be prepared. The proposed project could have a significant eff ect on the environment,although there will not be a significant effect in this case because the mitigation measures described above have been added to the project. A NEGATIVE DECLARATION will be prepared. The proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ENVIRONMENTAL REVIEW COMMITTEE CITY OF SAN BERNARDINO, CALIFORNIA Name and Title l� Signature Date: a,.OF &AN seft CE~TMAL'ft~^"G SEMACE+ PI&N.91ffi PAGE OF 111.901 2 . 0 PROJECT DESCRIPTION Conditional Use Permit No. 91-47 consists of a proposal to construct twelve (12) single family condiminium units for a Planned Residential Development on 1. 37 acres of land. The site is located on the south side of 30 th Street, between "F" Street and "G" Street and north of the Freeway 30 in the city of San Bernardino. Tentitive Tract No. 15361 proposes to merge the existing nine parcels into a one-lot subdivision for development of twelve condominiums. Variance No. 92-17 proposes to locate a decorative block wall within the PRD front perimeter boundary, and to reduce the required front project perimeter boundary from fifteen (15) feet to ten (10) feet. Variance No. 92-17 is exempt from CEQA under Section 15305, Class 5 (a) . Project Location and Site Characteristics The site consists of an irregularly shaped block of nine small parcels to be merged to form one contiguous lot for condominium development. The total square footage is 59, 976.73 , or 1. 37 acres. The shape and configuation of the site are unusual in that all sides are adjacent to existing dedicated streets or the Freeway 30. The north side abutts 30 th Street. The west side abutts "G" Street. The south and southeast sides of the property are adjacent to the Freeway 30 on ramp and right-of-way. The areas to the north, east and west are residential development. The parcels are flat with no unique geologic or topographic characteristics. Other than one single family residence located on the property, the site is without landmarks. Project Characteristics Ingress/egress into the Planned Residential Development is located via "G" Street. A gated entrance accesses a private road and standard cul-de-sac. The cul-de-sac terminates in a 40 ft. radius within the project. Each unit incorporates a private, two-car garage. The proposed on-site amenites include a sheltered picnic area and playground. DISCUSSION OF ENVIRONMENTAL EVALUATION AND MITIGATION MEASURES 2.c Air Resources The site is located in the high wind hazard area as identified in Section 15.0 - Wind and Fire, Figure 59, of the City's General Plan. Development of the site would be reviewed for high wind impacts at the project specific phase and subject to the Standard Requirements of the Building and Safety Division, which would reduce potential impacts to a level of non-significance. p 4 3 .a Water Resoures During grading and development of the site there will be changes in absorption rates, drainage patterns and the rate and amount of surface runoff due to an increase in impermeable surfaces. There will be changes in drainage due to the creation of driveways, interior roads, sidewalks, and building pads. The Department of Public Works standard requirements will ensure that any potential impacts due to the changes in drainage patterns will be reduced to a level of non-significance. 3 .c The proposed project may reduce the quantity of water seeping into the ground. Any increase in impermeable surfaces such as roads, driveways, and parking areas would collect solid exhaust particulates, and other air emission solids as well as engine fluids, residue from automobile tires and other chemical pollutants. During periods of rain, surface pollutants are washed into the waterways. As identified earlier, the project is subject to the standard requirements of the Department of Public Works regarding drainage. Additionally, the project site is within a highly urbanized area which is bordered on all four sides by paved streets or right-of-ways. Therefore, potential impacts associated with a reduction in the quantity or quality of water seeping into the ground are considered neglible. 5.a Noise The proposal would result in the development of housing in an area where the existing noise levels exceed an Ldn of 65 dB(A) exterior and an Ldn of 45 dB(A) interior. The subject property is bounded by a 75 dB noise source, a State of California right-of-way on the southern and southeastern property sides. Eastbound # 30 Freeway is approximately 400 feet from the site and at about grade with the site. Westbound # 30 Freeway is about 300 feet from the site. A westbound onramp is adjacent and southeast of the subject property. A sound wall exists along a portion of the property providing some screening from the westbound freeway. On the north side and at grade with the property is 30 th Street. An acoustical study was prepared by Gordon Bricken & Associates on January 28, 1992 . The acoustical study was forwarded to the State of California, Department of Transportation for comments (Cal Trans) . Cal Trans comments include mitigation of the noise impacts by installation of a 10 foot high sound wall approximately 40 feet in length on the southeastern property line. MITIGATION MEASURE: The developer shall install a 10 foot high sound wall approximately 40 feet in length on the southeastern property line. The 10 foot high sound wall shall ajoin an existing 12 foot wall, on the south, and the remainder of the sound wall shall be installed northeasterly along the boundary at a height of 8 feet. There is a 6 foot high block wall proposed along 30 th Street. Since potential impacts resulting from exterior noise will be mitigated through the construction of the ten foot high block wall, and the sound wall is incorporated into the site plan for approval, not further mitigation will be required. The Engineering Division will review construction of the wall and report to the Planning Division prior final inspection, and again upon completion of construction. The developer shall comply with the mitigation measures recommended by the acoustic study ( attached hereto and incorporated herein by reference) : 1) the use of noise control barrier construction materials, 2) controled ventilation, and 3) unit to unit noise control shall _ be incorporated into the Conditions of Approval. The Developer shall also comply with any Conditions or standard requirements imposed by the Building and Safety Division requiring the use of construction techniques or materials for sound attenuation purposes. The Conditions of Approval are monitored through review of the construction plans by the Building Services Division. During construction at the project site, exterior noise levels may exceed 65 dB. Since the increase in noise levels will be temporary, and because the hours of construction activity will be limited by Municipal Code Section 8.54, the impact is not considered to be significant. 8.a Housing There is one existing single family dwelling unit on the subject property. The developer shall re-locate the existing structure if possible to an alternative site. The project would create 12 new single family units (condominiums) and due to the net additional housing created, there are no potential adverse impacts. 9.a Transportation Any additional parking demand would be met in that all proposed units would have a private, enclosed garage. The project meets the required parking standards for the size of the project, as identified in the Development Code. 10.a Public Services The project proposes that some of the units will be farther than 150 feet from " G " Street which could increase the response for fire protection. The project plans propose that all residential units which are 150 feet from the main entrance to the development area be sprinkled, in accordance with the requirements of the City's Fire Department. The Fire Department also requires that a minimum of one fire hydrant be installed within the site to provide for adequate fire protection services. ll.a Utilities Development of the proposal may require the adaptation of the local sewer and water systems in order to provide adequate levels of service. The Developer shall comply with the standard requirements of the City's Department of Public Works and the Water Department regarding construction of the sewer main and water main extensions to serve the site. nTTAC'uMF'-NT "F" Sam Ob ou SIP ilk 1A i 4 � 1 "13 T gg ii } 011 ■s,=9t Lo S7 e \ F1�! / � / \�\\ 1i' ,fie► �•�, �y'� / N ! •o �, �?� is , � \''�:�� Z wt!j-:_ i Q i ' �';► � �� ICI W 3 y' I'•1 � �� it $ ' i � _ _ Z Y I r 1 11. T , III tit r : ;-�-f .! r 17�1f _ d1 SHE 1 :s==ts; 9►R ON 13AL tl I it 1 910,17 ON JzfN;. r— r• 1 rr i � � �.•� •: ca I Ii �'1:•;�-�-r,.-- :,a�..•�:: _ �:-J liil !;�!�! }N h.Adi�1�11�1� 'U4 alf _ II p". :! !yt� 1, it'll+>�il� tlli .a.��.5�,•t•1 � � ��l2••i�ltt�i�ii..i.iilt.i. F 10 pd i r r rl`I+ III -r:tlll� I 1 `1111 III' LL El i 1 , � III I •�� • l �,I tll I• i I'1 I 'llll t t iIl I'll I �, o � IIIIIIItI• '1 I a -- — o - �Illlllli � � • I 'l v. ,tllt P � . O II III Ill'r P� I t� It (t III ItI IIII � I•, t t Irtt 1 � I ' 'I Illy I11 I I'I'I II Ii s -t ZI ws t 1-1 di cci i I f r CITY OF SAN BER!_ ARDINO - REQUEST � JR COUNCIL ACTION General Plan Amendment No. 92-04 , From: Al Boughey, Director Subject: to change the LUD from CG--1 to CH on a 1 . 4 acre site located southwes Dept: Planning & Building Services of Miramonte Ave . & 25th St. Date: January 28 , 1993 Mayor and Common Council Meeting February 15 , 1993 Synopsis of Previous Council action: On June 2 , 1989 , the Mayor and Common Council adopted the General Plan which designated the site as CG-1 , Commercial General . Recommended motion: That the public hearing be closed and that the resolution be adopted, which adopts the Negative Declaration and approves General Plan Amendment No. 92-04 (CG-1 to CH) . Signa re Al Bo gh Contact person• Al Boughey Phone: 384-5357 Supporting data attached: Staff Report, Resolution Ward: 5 FUNDING REQUIREMENTS: Amount. $25 . 00 Source: (Acct. No.) 772-171-24515 Acct. Description) Finance: Council Notes: 75-0262 0 0 CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION STAFF REPORT SUBJECT: GENERAL PLAN AMENDMENT NO. 92-04 TO CHANGE CG-1 TO CH--MEETING OF FEBRUARY 2 , 1993 REQUEST AND LOCATION: The applicant requests an amendment to change the land use designation from CG-1, Commercial General, to IL, Industrial Light, on approximately 1.4 acres located generally southwest of the intersection of Miramonte Avenue and 25th Street on the east side of the I-215 Freeway. KEY POINTS• The southerly portion of the amendment site is developed with a wholesale water-works supply complex consisting of an office, warehouse and outside storage area. The northerly portions of the amendment site are vacant. The existing use, structure and outside storage on the site are not permitted uses in the existing CG-1 land use designation. As the use was established by a use variance, it is classified as a legal nonconforming use. Staff proposed that a small, adjacent parcel under separate ownership be evaluated as part of the proposed general plan amendment. This small parcel has about 20 feet of frontage on the south side of 25th Street, abutting the I-215 Freeway. Surrounding properties are developed with single family residences to the east and the I-215 Freeway to the west and south. Properties to the north are developed with scattered residential, commercial and light industrial uses and a church. As an alternative to changing the amendment site to IL, Industrial Light, staff recommended that the CH, Commercial Heavy, which is a less intensive classification, also be approved. There is no IL land use designation on the east side of the I-215 Freeway in this immediate area. There is no logical extension of existing IL to include the amendment site. Changing the designation to CH is more appropriate in that it allow for less manufacturing uses than the IL and is more compatible with the adjacent commercial and residential areas than the IL. Both the IL, Industrial Light and the CH, Commercial Heavy, will permit the existing use and allow for a proposed expansion. The applicant indicated his acceptance of the CH, Commercial Heavy, land use designation. Please see the analysis and attachments contained in Exhibit "A", Staff Report to the Planning Commission. ENVIRONMENTAL DETERMINATION: This General Plan Amendment is subject to the provisions of CEQA. The City's Environmental Review Committee (ERC) reviewed the application on July 30, 1992 and determined that the proposed amendment would not have an adverse impact on the environment and a Negative Declaration was recommended. The public review period was from August 6, 1992 to August 26, 1992 . No comments on the proposed Negative Declaration were received. PLANNING COMMISSION RECOMMENDATION: The amendment request was considered by the Planning Commission at a noticed public hearing on December 15, 1992. The Planning Commission voted 7-0 with 3 absences to recommend the adoption of the Negative Declaration and the approval of General Plan Amendment No. 92-04 to change the land use designation from CG-1, Commercial General, to CH, Heavy Commercial, on the amendment site. MAYOR AND COMMON COUNCIL OPTIONS: 1. That the public hearing be closed and the resolution be adopted to adopt the Negative Declaration and to approve General Plan Amendment No. 92-04 to change the General Plan Land Use Plan from CG-1, Commercial General to CH, Commercial Heavy. 2. That the public hearing be closed and General Plan Amendment No. 92-04 be denied. 4 RECOMMENDATIONS: Staff recommends that the Mayor and Common Council close the public hearing and adopt the resolution, copy attached. Prepared by: John Lampe, Associate Planner For: Al Boughey, Director of Planning and Building Services. Exhibits: "A" = Staff Report to Planning Commission December 15, 1992 Attachment A - Findings of Fact Attachment B - Initial Study Attachment C - Amendment Area Attachment D - Site Vicinity and Land Use Designation Map "B" = Resolution Attachment A - Location Map Attachment B - Legal Descriptions jar+ 1 RESOLUTION NO. 2 RESOLUTION OF THE CITY OF SAN BERNARDINO ADOPTING THE NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND ADOPTING GENERAL PLAN 3 AMENDMENT NO. 92-04 TO THE GENERAL PLAN OF THE CITY OF SAN BERNARDINO. 4 BE IT RESOLVED BY THE MAYOR AND COMMON COUNCIL OF THE CITY OF 5 SAN BERNARDINO AS FOLLOWS: 6 SECTION 1. Recitals 7 (a) The General Plan for the City of San Bernardino was 8 adopted by the Mayor and Common Council by Resolution No. 89-159 on 9 June 2 , 1989 . 10 (b) General Plan Amendment No. 92-04 to the General Plan of 11 the City of San Bernardino was considered by the Planning 12 Commission on December 15, 1992 after a noticed public hearing, and 13 the Planning Commission's recommendation of approval has been 14 considered by the Mayor and Common Council. 15 (c) An Initial Study was prepared on July 20, 1992 and 16 reviewed by the Environmental Review Committee and the Planning 17 Commission who both determined that General Plan Amendment No. 92- 18 04 would not have a significant effect on the environment and 19 therefore, recommended that a Negative Declaration be adopted. 20 (d) The proposed Negative Declaration received a 21 day 21 public review period from August 6, 1992 through August 26, 1992 22 and all comments relative thereto have been reviewed by the 23 Planning Commission and the Mayor and Common Council in compliance 24 with the California Environmental Quality Act (CEQA) and local 25 regulations. 26 e) The Mayor and Common Council held a noticed public 27 hearing and fully reviewed and considered proposed General Plan 28 1 1 Amendment No. 92-04 and the Planning Division Staff Report on 2 February 15, 1993 . 3 (f) The adoption of General Plan Amendment No. 92-04 is 4 deemed in the interest of the orderly development of the City and 5 is consistent with the goals, objectives and policies of the 6 existing General Plan. 7 SECTION 2 . Negative Declaration 8 NOW, THEREFORE BE IT RESOLVED, FOUND AND DETERMINED by the Mayor 9 and Common Council that the proposed amendment to the General Plan 10 of the City of San Bernardino will have no significant effect on 11 the environment, and the Negative Declaration heretofore prepared 12 by the Environmental Review Committee as to the effect of this 13 Proposed amendment is hereby ratified, affirmed and adopted. 14 SECTION 3 . Findings 15 BE IT FURTHER RESOLVED by the Mayor and Common Council of the 16 City of San Bernardino that: 17 A. The proposed CH, Commercial Heavy, land use designation is 18 internally consistent with the General Plan in that such a 19 designation is not in conflict with the goals, objectives and 20 policies of the General Plan, and will facilitate the 21 continued and orderly expansion of the area pursuant to 22 General Plan Objective 1. 30. 23 B. The proposed amendment would not be detrimental to the public 24 interest, health, safety, convenience or welfare of the City 25 in that the Initial Study does not identify any significant 26 impacts. 27 28 2 0 1 C. The proposed amendment would maintain the appropriate balance 2 of land uses within the City in that the proposed amendment is 3 supported by the mix of uses in the area while a sufficient 4 amount of viable, commercially-designated property is 5 available in surrounding areas. 6 D. The amendment area is physically suitable for the requested 7 land use designation and anticipated land use development in 8 that the amendment site is sufficiently large to accommodate 9 the setbacks, screening, landscaping and off-street parking 10 required to protect adjacent commercial and residential uses 11 and has access to the I-215 Freeway, a regional transportation 12 corridor. 13 SECTION 4. Amendment 14 BE IT FURTHER RESOLVED by the Mayor and Common Council that: 15 A. The Land Use Plan of the General Plan of the City of San 16 Bernardino is amended by changing approximately 1.4 acres 17 from CG-1, Commericial General to CH, Commercial Heavy. This 18 amendment is designated as General Plan Amendment No. 92-04 19 and its location is outlined on the map entitled Attachment A, 20 and is more specifically described in the legal description 21 entitled Attachment B, copies of which are attached and 22 incorporated herein by reference. 23 B. General Plan Amendment No. 92-04 shall become effective 24 immediately upon adoption of this resolution. 25 SECTION 5. May Notation 26 This resolution and the amendment affected by it shall be 27 noted on such appropriate General Plan maps as have been previously 28 3 1 adopted and approved by the Mayor and Common Council and which are 2 on file in the office of the City Clerk. 3 SECTION 6. Notice of Determination 4 The Planning Division is hereby directed to file a Notice of 5 Determination with the County Clerk of the County of San Bernardino 6 certifying the City's compliance with California Environmental 7 Quality Act in preparing the Negative Declaration. 8 9 10 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 4 I 1 RESOLUTION. . .ADOPTING THE NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND ADOPTING GENERAL PLAN AMENDMENT NO. 92-04 TO THE GENERAL 2 PLAN OF THE CITY OF SAN BERNARDINO. 3 I HEREBY CERTIFY that the foregoing resolution was duly 4 adopted by the Mayor and Common Council of the City of San 5 Bernardino at a meeting therefore, held on the 6 day of 1993, by the following vote, to 7 wit: 8 Council Members AYES NAYS ABSTAIN ABSENT 9 ESTRADA 10 REILLY 11 HERNANDEZ 12 MAUDSLEY 13 MINOR 14 POPE-LUDLAM 15 MILLER 16 17 City Clerk 18 The foregoing resolution is hereby approved this day 19 of , 1993. 20 W. R. Holcomb, Mayor 21 City of San Bernardino 22 Approved as to form and legal content: 23 JAMES F. PENMAN, 24 City Attorney rt 25 By' 26 27 28 5 GENERAL PLAN AMENDMENT NO. 92-04 AGENDA ITEM 4 HEARING DATE: DECEMBER 15, 1992 PAGE: 1 REQUEST AND LOCATION: The applicant requests an amendment to change the land use designation from CG-1, Commercial General, to IL, Industrial Light, land use designation for five parcels with a total area of approximately 1.4 acres. The applicant's property is composed of Assessor's Parcel Nos. 148-191-22,23,24,28,and 29. These parcels are located generally southwest of the intersection of Miramonte Avenue and 25th Street with a 364 foot frontage on Miramonte beginning 150 feet south of 25th Street and about a 150 foot frontage on 25th Street beginning 135 feet west of Miramonte. Staff proposes that a separate but adjacent parcel, Parcel No. 148- 191-30 be evaluated as part of the proposed general plan amendment. This small parcel (approximately 453 square feet) has about 20 feet of frontage on the south side of 25th Street. Its westerly property line abuts the freeway right-of-way. In addition, as an alternative to changing the amendment site to IL, Industrial Light, staff believes that the CH, Commercial Heavy, land use designation, which is a less intensive classification, should also be considered. SITE AND AREA CHARACTERISTICS: The southerly portion of the amendment site (Parcels 28 and 29) is developed with a wholesale water-works supply complex consisting of a 675 square foot office building, a 2,250 square foot warehouse and approximately 33,500 square feet of outside storage area. The applicant sells water pipe, fittings, water-valves and other related items to water companies, cities, and irrigation contractors in the area. The use and structures were originally allowed by Variance 352 approved in 1973. Now, the applicant is proposing to construct a new 10,000 square foot warehouse building in which he proposes to place most of the material now in the outdoor storage yard. However, to do this, the General Plan designation and land use zoning district must be change to make the applicant's business a conforming use. The northerly portion of the amendment site fronting on 25th street (Parcels 22, 23, 24, and 30) , including the small remnant parcel which is under a separate ownership, is presently vacant. Access to the amendment site is provided by Miramonte Avenue, a local collector, and 25th Street, a local street. Twenty-seventh Street which lies two blocks north of the amendment site is a Secondary Arterial with on and off ramps to the northbound and southbound I-215 Freeway. Twenty-seventh Street also provides direct access to Mt. Vernon Avenue, south of the I-215. GENERAL PLAN AMENDMENT NO. 92-04 AGENDA ITEM 4 HEARING DATE: DECEMBER 15, 1992 PAGE:2 Surrounding properties are developed with single family residences to the east in the RS, Residential Suburban, classification and the I-215 Freeway to the west and south. Properties to the north are developed with scattered residences, a church, two commercial uses including an abandoned convenience market and two light industrial uses in the CG-1, Commercial General, land use designation. BACKGROUND: Upon the adoption of the General Plan on June 2, 1989, the amendment site was designated CG-1, Commercial General. Prior zoning on the site was "C-3A" . As was noted above, a use variance was approved by the City in 1973 establishing the existing use on the site. DEVELOPMENT CODE: Major expansion of the existing warehouse building on the site or of the outside industrial storage is not permitted in the CG-1, General Commercial, land use zoning district. Chapter 19. 62 of the City's Development Code classifies the structures and uses as legal nonconforming but allows for their continuation and for minimal expansion. It further provides that if the buildings become vacant for a period of 6 months or more, the nonconforming use cannot be reestablished and the future land use or uses must conform with the underlying land use designation. Both the IL, Industrial Light, land use zoning district and the CH, Commercial Heavy, land use zoning district will permit the existing use and allow for the planned new 10,000 square foot warehouse building with a Development Permit. CALIFORNIA ENVIRONMENTAL OIIALITY ACT (CEOA) STATUS: This General Plan Amendment is subject to the provisions of CEQA. The City's Environmental Review Committee (ERC) reviewed the application on July 30, 1992 and determined that the proposed amendment would not have an adverse impact on the environment and a Negative Declaration was recommended. Besides the requested IL, Industrial Light, the CH, Commercial Heavy, land use designation was also included as an alternative described in the project description of the Initial Study. In addition, the small remnant parcel under separate ownership was included. The public review period for the Initial Study and the proposed Negative Declaration began on August 6, 1992 and ended on August 26, 1992. No comments on the proposed Negative Declaration were received. 4 GENERAL PLAN AMENDMENT NO. 92-04 AGENDA ITEM 4 HEARING DATE: DECEMBER 15, 1992 PAGE:3 ANALYSIS: EXISTING LAND USE DESIGNATION The purpose of the CG-1, Commercial General, land use designation is to provide for the continued use, enhancement, and new development of retail, personal service, entertainment, office and related commercial uses along major transportation corridors and intersections to serve the needs of the residents; reinforcing existing commercial corridors and centers and establishing new locations as residential growth occurs" (General Plan Objective 1.19) . Future development on the site will also be subject to the Freeway Corridor Overlay District whether it is in the CG-1, the IL or the CH land use designation. The purpose of this overlay district is to provide special design guidelines/standards which address the siting and design of non-residential structures within the immediate viewshed of motorists traveling the freeway. A minimum building setback of 50 feet from the freeway right-of-way is required along with a 25 foot landscape setback buffer from the right-of-way. Also, all outside storage and vehicles used in a business are required to be stored in an enclosed structure or behind architectural screening to prevent visibility from the freeway. Building facades, mechanical equipment and freeway signs are subject to special treatment. The existing warehouse building and outside storage on the amendment site are not permitted in the existing CG-1 (General Commercial) land use designation. As the use was established by a use variance, it is classified as a legal nonconforming use (See previous discussion under Development Code) . PROPOSED LAND USE DESIGNATION The purpose of the IL, Industrial Light, designation is to "retain, enhance and intensify existing and provide for the new development of light industrial uses along major vehicular, rail, and air transportation routes serving the City of San Bernardion" (General Plan Objective 1.32) . The IL designation would permit the continuation of the existing water-works supply complex and also for the expansion with the planned new building. The new building would require the filing of a development permit. \ GENERAL PLAN AMENDMENT NO. 92-04 AGENDA ITEM 4 HEARING DATE: DECEMBER 15, 1992 PAGE:4 The purpose of the CH, Commercial Heavy, alternative designation is to "provide for the development of limited commercial and industrial uses characterized by an extensive use of outdoor or indoor space for their sales, service, and/or storage and ensure their compatibility with adjacent uses" (General Plan Objective 1. 30) . The CH designation would permit the continuation of the existing water-works supply complex along with allowing for the planned new building. The new warehouse building would require the filing of a development permit. LAND USE COMPATIBILITY Changing the land use designation of the amendment site to either IL, Industrial Light, or CH, Commercial Heavy, will allow for the continuation of the existing use and for the planned, new 10, 000 square foot warehouse building. The water-works use is a region- serving use with customers throughout the Inland Empire region and should be located near a major transportation corridor. The amendment site is located along the I-215 Freeway with northbound and southbound access provided by 27th Street, a Secondary Arterial. In addition the I-215 is a major entryway for the City of San Bernardino. Approving either the IL or the CH designation will encourage and allow the applicant to improve the site by placing the existing outdoor storage within a new structure. In addition, any potential incompatibility with adjacent land use will be minimized by the site's relatively small size; by its location in being nearly surrounded by public right-of-way; and by the requirement of the Development Code that development will have to meet the development standards of the Freeway Overlay District for screening, landscaping, setbacks, etc. Staff believes that the CH designation is the preferred designation. There is no IL land use designation on the east side of the I-215 Freeway in this immediate area. The nearest large area of IL designation is between the I-215 and Cajon Boulevard near University Parkway which is about one mile to the northwest of the amendment site. There is no logical extension of existing IL to include the amendment site. GENERAL PLAN AMENDMENT NO. 92-04 AGENDA ITEM 4 HEARING DATE: DECEMBER 15, 1992 PAGE:5 Changing the land use designation of the amendment site to CH appears to be more appropriate for several reasons. The CH land use classification would generally allow for less manufacturing uses than the IL while the provisions for outdoor storage, screening, front yard setback and building height to protect adjacent residents are essentially the same for the IL and the CH categories. The CH would be similar to the existing CG-1 classification but with less retail and more of those limited commercial and industrial uses which require the extensive use of outdoor or indoor space for sales, service and/or storage. It would be therefore more compatible with the existing CG-1 to the north of the site and the existing RS, Residential Suburban, to the east. It should be pointed out that although "adult uses" are permitted in the CH land use classification, such business require a conditional use permit and are not permitted within 1000 feet of a residence or church. All of the amendment site falls within this 1000 foot prohibited distance, thereby eliminating such uses from consideration. GENERAL PLAN CONSISTENCY Policy 1.2.1 of the General Plan, among other things, calls for the accommodation of new industrial uses in areas designated CH, Commercial Heavy; and policy 1.30.10 states that the City shall accommodate those uses which require extensive outdoor and indoor space for their sales, service and/or storage through the CH designation. The water-works supply complex has customers and clients throughout the region. Goal 1G k. of the General Plan calls for locating region-serving uses along major transportation corridors. The amendment site is located adjacent to the I-215 with direct access to northbound and southbound traffic provided by Miramonte Avenue and 27th Street, a Secondary Arterial. In addition, Policy 5.1.2 calls for entry improvements in various areas of the City including the I-215 Freeway which would happen if the site were improved as proposed by the applicant. CONCLUSION: By changing the land use classification of the amendment site to CH, Commercial Heavy, it will encourage the applicant to improve the site by placing the existing outdoor storage inside a new structure and by complying with current development standards thereby greatly upgrading the appearance of the property especially as seen from the I-215 Freeway which is a major entry to the City. 1 GENERAL PLAN AMENDMENT NO. 92-04 AGENDA ITEM 4 HEARING DATE: DECEMBER 15, 1992 PAGE:6 RECOMMENDATION: Staff recommends that the Planning Commission make a recommendation to the Mayor and Common Council that: 1. A Negative Declaration be adopted in accordance with Section 21080. 1 of CEQA. 2. The General Plan Land Use Plan map be changed from CG-1, Commercial General, to CH, Commercial Heavy, for the amendment site as shown on Attachment "C". Respectfully submitted, Al Boughey, erector Planning and Building Services W . V John W. Lampe Associate Planner Attachments: "A" Findings of Fact "B" Initial Study "C" Amendment Area "D" Site Vicinity and Land Use Designation Map low GENERAL PLAN AMENDMENT NO. 92-04 AGENDA ITEM HEARING DATE: DECEMBER 15, 1992 PAGE:? ATTACHMENT "A" FINDINGS FOR GENERAL PLAN AMENDMENT NO. 92-04 1. The proposal to amend the General Plan Land Use map from CG-1, Commercial General, to CH, Commercial Heavy, on the amendment site is internally consistent with the General Plan. 2. All elements of the map amendment proposal would not be detrimental to the public interest, health, safety, convenience, or welfare of the City of San Bernardino in that the Initial Study does not identify any significant impact. 3. The proposed map amendment will minimally affect the balance of land uses within the City. 4 . The amendment site is physically suitable for the CH, Commercial Heavy, land use designation in that the amendment site is sufficiently large to accommodate the setbacks, screening, landscaping and off-street parking required to protect adjacent commercial and residential uses and has access to the I-215 a regional transportation corridor. 5. The proposed change to IL, Industrial Light, is not appropriate given the proximity of residential uses, the more intensive industrial uses allowed and the lack of any IL, Industrial Light, designation in the area. ATTACHMENT "B" CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT _ \1 INITIAL STUDY Initial Study for Environmental Impacts For GENERAL PLAN AMENDMENT 92-04 Project Number Project description/location To change designation from CG 1 , Commercia eneral to IM inaustrial i or ommercial eavy. site is on west side of 1ramonte =ri-ve,east and adjacent o interstate 215 ana south ot 25 th street. Date July 20 , 1992 Applicant(s) INLAND WATER WORKS SUPPLY CO. Address ox City, State San Bernaraino, CA 9Z4Ub Zip Prepared bp: DENISE S-. MOONIER Name Assistant Planner Title City of San Bernardino Planning and Building Services 300 North "D" Street San Bernardino, CA 92418 Doc:Misc InitialStudy INITIAL STUDY FOR GENERAL PLAN ADMENTMENT 92 - 04 1. 0 INTRODUCTION This report is provided by the City of San Bernardino as the Initial Study for General Plan Amendment 92-04 . Section 2. 0 provides a description of the project and site characteristics. As stated in Section 15063 of the California Environmental Quality Act guidelines, the purposes of an Initial Study are to: 1. Provide the Lead Agency with information to use as the basis for deciding whether to prepare an Environmental Impact Report (EIR) or a Negative Declaration; 2. Enable an applicant or Lead Agency to modify a project, mitigating adverse impacts before an EIR is prepared, thereby enabling the project to qualify for Negative Declaration; 3. Assist the preparation of a EIR, if one is required, by: (A) Focusing the EIR on the effects determined to be significant, (B) Identify the effects determined not to be signifi- cant, and (C) Explaining the reasons for determining that potent- ially significant effects would not be significant. 4. Facilitate environmental assessment early in the design of a project; 5. Provide documentation of the factual basis for the finding in a Negative Declaration that a project will not have a significant effect on the environment; 6. Eliminate unnecessary EIRS; 7. Determine whether a previously prepared EIR could be used with the project. CITY'OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT ENVIRONMENTAL IMPACT CHECKLIST A. BACKGROUND t � Application Number: Project Description: J Location:---%-::) Environmental Constraints Areas: -r' I' General Plan Designation: L — ,�—�� Zoning Designation: B. ENVIRONMENTAL IMPACTS Explain answers,where appropriate,on a separate attached sheet. 1. Earth Resources Will the proposal result in: Yes No Maybe a. Earth movement(cut and/or fill)of 10,000 cubic Yards or more? b. Development and/or grading on a slope greater than 15%natural grade? c. Development within the Alquist-Priolo Special Studies Zone as defined in Section 12.0-Geologic &Seismic, Figure 47,of the City's General Plan? d. Modification of any unique geologic or physical feature? e. Development within areas defined for high potential for water or wind erosion as identified in Section 12.0- Geologic&Seismic,Figure 53,of the City's General Plan? f. Modification of a channel,crook or river? .� M �11M°1�0! p g. Development within an area subject to landslides, Yes No Maybe mudslides, liquefaction or other similar hazards as identified in Section 12.0-Geologic&Seismic, Figures 48, 52 and 53 of the City's General Plan? Y_ h. Other? 2. Air Resources: Will the proposal result in: a. Substantial air emissions or an effect upon ambient air quality as defined by AOMD? b. The creation of objectionable odors? c. Development within a high wind hazard area as identified in Section 15.0-Wind&Fire, Figure 59,of the City's General Plan? 3. Water Resources: Will the proposal result in: a. Changes in absorption rates,drainage patterns,or the rate and amount of surface runoff due to X impermeable surfaces? b. Changes in the course or flow of flood waters? n c. Discharge into surface waters or any alteration of surface water quality? X d. Change in the quantity of quality of ground water? e. Exposure of people or property to flood hazards as identified in the Federal Emergency Management Agency's Flood Insurance Rate Map,Community Panel Number 060281 -_ and Section 16.0- X Flooding, Figure 62,of the City's General Plan? f. Other? 4. Biological Resources: Could the proposal result in: a. Development within the Biological Resources Management Overlay,as identified in Section 10.0 -Natural Resources, Figure 41,of the City's General Plan? b. Change in the number of any unique,rare or endangered species of plants or their habitat including stands of trees? X c. Change in the number of any unique,rare or endangered species of animals or their habitat? d. Removal of viable,mature trees?(6'or greater) e. Other? S. Noise: Could the proposal result in: a. Development of housing,health care facilities,schools, libraries,religious facilities or other'noise"sensitive uses in areas where existing or future noise levels exceed an Ldn of 65 dB(A)exterior and an Ldn of 45 dB(A)interior as identified in Section 14.0-Noise, Figures 57 and 58 of the City's General Plan? b. Development of new or expansion of existing industrial, Yes No Maybe commercial or other uses which generate noise levels on areas containing housing, schools, health care facilities or other sensitive uses above an Ldn of 65 dB(A)exterior or an Ldn of 45 dB(A) interior? c. Other? 6. Land Use: Will the proposal result in: a. A change in the land use as designated on the General Plan? b. Development within an Airport District as identified in the Air Installation Compatible Use Zone(AICUZ) Report and Y the Land Use Zoning District Map? '\ c. Development within Foothill Fire Zones A&B,or C as identified on the Land Use Zoning District Map? d. Other? 7. Man-Made Hazards: Will the project: a. Use,store,transport or dispose of hazardous or toxic materials(including but not limited to oil, pesticides,chemicals or radiation)? b. Involve the release of hazardous substances? c. Expose people to the potential health/safsty hazards? d. Other? S. Housing: Will the proposal: a. Remove existing housing or create a demand for additional housing? b. Other? 9. Transportation/Circulation: Could the proposal, in comparison with the Circulation Plan as identified in Section 6.0-Circulation of the City's General Plan,result in: a. An increase in traffic that is greater than the land use designated on the General Plan? J` b. Use of existing,or demand for new,parking facilities/structures? C. Impact upon existing public transportation systems? d. Alteration of present patterns of circulation? o. Impact to rail or air traffic? f. Increased safety hazards to vehicles,bicyclists or pedestrians? g. A disjointed pattern of roadway improvements? h. Significant increase in traffic volumes on the roadways or intersections? L Other? a"CP 10. Public Services: Will the proposal impact the following Yes No Maybe beyond the capability to provide adequate levels of service? a. Fire protection? b. Police protection? x c. Schools(i.e., attendance,boundaries, overload, etc.)? _ d. Parks or other recreational facilities? e. Medical aid? f. Solid Waste? g. Other? 11. Utilities: Will the proposal: a. Impact the following beyond the capability to provide adequate levels of service or require the construction of new facilities? 1. Natural gas? 2. Electricity? 3. Water? 4. Sewer? 5. Other? b. Result in a disjointed pattern of utility extensions? X c. Require the construction of new facilities? _ 12. Aesthetics: a. Could the proposal result in the obstruction of any y scenic view? /\ b. Will the visual impact of the project be detrimental to the surrounding area? )( c. Other? 13. Cultural Resources: Could the proposal result in: a. The alteration or destruction of a prehistoric or historic archaeological site by development within an archaeological sensitive area as identified in Section 3.0-Historical,Figure 8,of the City's General Plan? f b. Alteration or destruction of a historical site,structure or object as listed in the City's Historic Resources Reconnaissance Survey? c. Other? e,.a ...�...., -J 14. Mandatory Findings of Significance (Section 15065) The California Environmental Quality Act states that K any of the following can be answered yes or maybe, the project may have a significant effect on the environment and an Environmental Impact Report shall be prepared. Yes No Maybe a. Does the project have the potential to degrade the quality of the environment,substantially reduce the habitat of a fish or wildlife species,cause a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b. Does the project have the potential to achieve short- term,to the disadvantage of long-term,environmental goals?(A short-term impact on the environment is one which occurs in a relatively brief,definitive period of time while long-term impacts will endure well into the future.) c. Does the project have impacts which are individually limited, but cumulatively considerable?(A project may impact on two or more separate resources where the impact on each resource is relatively small,but where the effect of the total of those impacts on the environment is significant.) d. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? C. DISCUSSION OF ENVIRONMENTAL EVALUATION AND MITIGATION MEASURES (Attach sheets as necessary.) an o am IFFOro.n ENVIRONMENTAL EVALUATION AND MITIGATION MEASURES DISCUSSION-CONTINUED cnr a .µwvn! w 2 . 0 PROJECT DESCRIPTION The proposed project, Alternative 1 is to amend the City's General Plan Land Use Map to change the land use designation from CG-1, Commercial General to IL, Industrial Light land use designation for five parcels with a total area of approximately 1. 39 acres. The amendment site is comprised of Assessors Parcel Nos. 148-191- 22,23 ,24,28 and 29. The current land use designation is shown on "Attachment A. The IL designation is intended to retain, enhance, and intensify existing and provide for the new development of lighter industrial uses along major vehiclar, rail and air transportation routes serving the City. IL permits a well defined range of light manufacturing uses which are conducted primarily indoors. IL also allows for warehousing or storage uses. An alternative evaluated by Staff is to change that area now designated CG-1, Commercial General to CH, Commerical Heavy as shown as Alternative 2. CH is indended to accommodate automobile and truck sales and repair facilities, hardware and nurseries, a limited range of industrial manufacturing and storage facilities and similar uses requiring extensive outdoor or indoor space for their sales, services and/or storage. Staff proposes that a separate but adjacent parcel, Parcel No. 148- 191-30 be evaluated as part of the proposed general plan amendment project. This small parcel (approximately 453 square feet) has about 20 feet of frontage on the south side of 25 th Street. The western property line abuts the freeway public right-of-way. The property is currently vacant. 2. 1 AMENDMENT SITE CHARACTERISTICS The proposed amendment site is located east of the adjacent Mt. Vernon off-ramp from the Interstate 215 (I-215) , between the offramp and Miramonte Drive, just south of 25 th Street. The subject property is partially below the existing freeway grade with approximately 480 feet of property along the I-215. The triangular shaped subject property is composed of six parcels (including the 453 square foot parcel) of partially developed land and designated CG-1, Commercial General. Parcels 148-191-28 and 29 have a frontage of about 364 feet along Miramonte Drive. These two parcels are occupied with a 675 square foot office building, a 2,250 square foot warehouse and approximately 33,470 square feet of outdoor equipment storage. The property owner operates a wholesale equipment and supply. \� Parcels 148-191-22,23 and 24 have a frontage of about 150 feet along 25th Street, are between the I-215 and adjacent commercial property which is not a part of the proposed amendment site. These parcels are vacant, comprising the northern boundary of the proposed amendment site. Surrounding land uses to the east of the subject property are residential. Surrounding land uses to the north of the subject "property are both commercial and residential. The freeway forms the south and west sides of the subject property. 2.2 ENVIRONMENTAL SETTING The site is not located within any known environmentally sensitive areas. There are no biological resource/natural hazard concerns nor is the site in an area of seismic consideration. The site is within the Freeway Corridor Overlay District. The purpose of this overlay district is to provide specical design guidelines and standards which address the siting and design of non-residential structures within the immediate viewshed of motorists traveling the I-215 corridors. 3. 0 DISCUSSION OF ENVIRONMENTAL EVALUATION AND MITIGATION MEASURES 1. Earth Resources a. through g. The site is relatively flat and developed with commercial uses. Any expansion of existing uses or reuse for other commercial uses would be evaluated for project specific impacts. 2. Air Resources a. through c. The subject property is developed with a commercial use which has neglible impacts upon local air resources. The wholesale supply business does not produce substantial air emissions or have a significant effect upon ambient air quality. A change in the land use designation to either IL, Industrial Light or CH, Commercial Heavy would permit the future expansion of the existing commercial use. This may or may not lead to an increase in emissions that are significant and, may or may not lead to the creation of objectionable odors. Future expansion would be reviewed for impacts upon air quality at the project specific stage. It is unknown whether other kinds of future commercial or industrial development could affect the air quality. Alternative 1, a change to land use designation IL, or Alternative 2, a change to the designation of CH, both permit land uses which may result in impacts upon the air resources and air quality. The IL designation and the CH designation both permit miscellaneous manufacturing industries and auto related uses. However, Alternative 1, a change to IL would permit a wider range of industrial manufacturing uses. Such uses include paper and allied products, chemicals and allied products, rubber and plastics, stone, clay, glass and concrete products, except asbestos, electronic, equipment and component manufacturing, textile mill products and food and kindred product manufacturing. 'Such land uses may have a greater propensity for the use, storage, or transport of toxic or hazardous materials in conjunction with the production or manuafacture of goods. Although the use of these materials is regulated, there could be associated impacts or emissions upon the air quality or the creation of objectionable odors. Alternative 2, a change to CH is intended to accomodate automobile and truck sales, lumberyards, and related hardware sales, plant nurseries, light industrial manufacturing and storage facilities, and similar uses requiring extensive outdoor and indoor space for their sales, service and storage. There is likely to be a greater potential for air emissions from automobiles and other vehicles associated with future development in the CH district, due to the higher estimated average trips which may occur. However, the irregular configuration of the proposed amendment site itself would significantly limit the intensity, scale and size of either a commercial or industrial land use. The only continuous property line of the site abuts the Interstate-215 Freeway to the south and west and because of this any land use could not expand in either of those directions. It is unlikely that there would be any expansion to either the north or the east sides since these sides of the subject property are irregularly shaped and abut 25 th Street and Miramonte Drive. However, specific uses are addressed at the project development stage and mitigation measures applied if necessary. The site is not located in a high wind hazard area and the potential for dust emissions is minimal. 3. Water Resources a. through e. Alternative 1 and Alternative 2 will not change, or result in impacts upon water resources of the proposed amendment site. Since the majority of the property is developed, it already contains impermeable surfaces. Small improvements to the site could lead to changes in absorption rates, drainage patterns and the amount of runoff. This change would not be significant because improvements would not be substantially different than what currently exists. 4 . Biological Resources a. through d. Alternative 1 and Alternative 2 will not change, or result in potential impacts upon biological resources of the proposed amendment site. All natural vegetation that may have existed on the site was 'removed when development occurred. The site is not located in the Biological Resource Management Overlay and no unique, rare or endangered plant or animal species are known to exist. 5. Noise a. through d. A change in the land use designation would not have an impact on the noise levels in the area. The subject property is located adjacent to a freeway and within a noise corridor where existing levels may reach the 65 to 70 dB(A) exterior noise level. Because of the proximity of the site to the freeway the General Plan indicates that it is unlikely that future noise levels will decrease. Neither Alternative 1 or Alternative 2 would permit development of housing, health care facilities or other "noise" sensitive uses on the proposed amendment site. Both Alternative 1 and Alternative 2 would permit expansion of the existing commercial use. Future proposed expansion would be reviewed for noise impacts upon the surrounding land uses including nearby single family residential development. Alternative 1 or Alternative 2 would permit various kinds of commercial or industrial development which may or may not result in an increase in noise levels upon the surrounding land uses. For example additional noise may result from an onsite vehicles assocated with outdoor storage of materials. Future development would be reviewed at the project specific stage. Because of the site is located adjacent to a freeway and within the Freeway Corridor Overlay district, future development would be subject to the special design guidelines and standards which address the siting and design of non-residential structures. These standards may result in a decrease in interior noise levels due to the requirements for a minimum building setback of 50 feet from the freeway right-of-way. 6. Land Use a. Alternative 1 and Alternative 2 will change the General Plan land use designation. 7. Man-Made Hazards a. Future commercial projects could use hazardous or toxic materials 'not normally found, or not normally found in quantity adjacent to residential areas. Specific uses are addressed at the project development stage and mitigation measures applied if necessary. However, Alternative 1, a change to IL would permit a wider range of industrial manufacturing uses. Such uses include paper and allied products, chemicals and allied products, rubber and plastics, stone, clay, glass and concrete products, except asbestos, electronic, equipment and component manufacturing, textile mill products and food and kindred product manufacturing. Such land uses may have a greater propensity for the use, storage, or transport of toxic or hazardous materials in conjunction with the production or manuafacture of goods. The use of these materials is regulated by local, State and Federal regulations. The average use, transport, or storage of toxic or hazardous materials may be greater for Alternative 1 (change to IL) . Alternative 2, a change to CH is intended to accomodate automobile and truck sales, lumberyards, and related hardware sales, plant nurseries, light industrial manufacturing and storage facilities, and similar uses requiring extensive outdoor and indoor space for their sales, service and storage. However, as previously discussed, the irregular configuration of the proposed amendment site itself would significantly limit the intensity, scale and size of either a commercial or industrial land land use. However, specific uses are addressed at the project development stage and mitigation measures applied if necessary. S. Housing a. No existing housing will be lost by a change in land use designations. 9. Transportation/Circulation Transportation and circulation may be affected by future commercial or industrial development and not by a change in the land use designation. The IL, Industrial Light General Plan r 0 designation permits a wide variety of industrial uses referred to above. The CH, Commercial Heavy designation permits the more intense retail and wholesAle commercial uses which can be both land intensive and employee/customer intensive. The potential for generating additional average daily traffic (ADT) is greater in a CH, Comercial Heavy area than in a IL, Industrial Light area. 'Miramonte currently handles an ADT of about 1,800. 25 th Street handles an ADT of about 800. Miramonte is capable of sustaining an average daily traffic count of 10, 000 to 15, 000. 25 th Street terminates at the I-215 right of way and is designed as a local street. The proposed General Plan Amendment has been reviewed by the Traffic Engineer and does not meet the minimum criteria for traffic impact study as determined by the Traffic Engineer. The Traffic Impact Assessment's estimated project trip total for Alternative 1 (change to IL) is 72 additional trips. The Traffic Impact Assessment's estimated project trip total for Alternative 2 (change to CH) is 207. The additional estimated trips are not sufficient to cause a significant impact on the adjacent street system. Total traffic volume will be less than the street design capacity. A traffic impact report may be required to evaluate potential impacts and identify mitigation measures when a specific development project is proposed. 10. Public Services a. through g. The proposal is to change the land use designation and will not impact public services beyond their capability to provide adequate levels of service. Future commercial or light industrial development of the site would be reviewed for impacts to public services at the project specific phase. However since the site is located in an urbanized area, it is anticipated that potential impacts upon public services would be nonsignificant. 11. utilities a. through c. The proposal is to change the land use designation and will not impact public utilities beyond the capability to provide adequate levels of service, nor require the -construction of new facilities. Future commercial or light industrial development of the site would 1 be reviewed for impacts to public utilities at the project specific phase. It is unknown at this time if future development of the site will require the construction of new facilities, such as water mains, sewer lines, or other utilities. Standard requirements of the City would ensure that any impacts upon public utilities are mitigated at the time of development. '12. Aesthetics a. through b. The change of land use designation will not affect the aesthetics of the area. Development to the standards of the CH, Commercial Heavy or IL, Industrial Light land use designation would not result in visual impacts upon the surrounding area and land uses. The proposed amendment site lies below grade to the adjacent I-215 Freeway. The viewscape presently available to the nearby residents is partially obstructed by the higher elevation of the adjacent freeway to the west. The viewscape to the north and east would remain unobstructed since the view corridor is primarily to the north and east and the proposed amendment site lies to the west. The CH, Commercial Heavy designation permits buildings to a maximum height of 45 feet. The Il, Industrial Light designation permits buildings to a height of 2 stories or 50 feet, unless the Commission finds that increased height is necessary for the proposed industrial use. It is also unlikely that future industrial or commercial development would result in visual impacts as the Development Code requires that the standards of the Freeway Corridor Overlay District apply, in addition to those standards of the underlying district (the underlying district would be Alternative 1, IL, or Alternative 2, CH) . Specifically, future development within the the geographic limits of the Freeway Corridor Overlay District shall conform to the requirements of both Districts or the more restrictive of the two. This applies to the proposed amendment site. Overlay district Standards include the 25 foot landscape setback buffer along freeway frontage and the screening of all storage, special equipment and loading areas with landscaping and architectural elements. 13. Cultural Resources a. through b. The proposed General Plan Amendment would not result in impacts r � • i 3 upon cultural resources since the site is not located in an area of known cultural resources, nor contains structures or objects as listed the City's Historic Resources Reconnaissance Survey. D. DETERMINATION On the basis of this initial study, F7 The proposed project COULD NOT have a significant effect on the environment and a NEGATIVE DECLARA- TION will be prepared. The proposed project could have a significant effect on the environment,although there will not be a significant effect in this case because the mitigation measures described above have been added to the project. A NEGATIVE DECLARATION will be prepared. The proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ENVIRONMENTAL REVIEW COMMITTEE CITY OF SAN BERNARDINO, CALIFORNIA Larry E . Reed , Assistant Director Planning and Building Services Name and Title AQQ� Signature Date: July 30 , 1992 CITY OF SAN BERNARD INp - GENERAL PLAN AMENDMENT NO, SPA 92-04 TITLE AMENDMENT AREA 25 th I STREFT �----� r' I 37 �r f i 3t ` L LEGEND N AREA OF ?RpAe�p Cm(Co _ _ I • - - - � • AGENDA ITEM • ■ 1 tr I.J . Fr. Si TE I IL ��///■ ■