HomeMy WebLinkAbout34- Planning and Building Services CITY OF SAN BERNAR. INO - REQUEST FOF IDOUNCIL ACTION
From: Al Boughey, Director Subject: Appeals of Planning Commission Denial
of Tentative Tract No. 14473/Conditional
Dept: Planning and Building Services Use Permit No. 92-16 and Tentative Tract
No. 14949 (Extension of Time)
Date: September 20, 1993
MCC meeting of October 4, 1993 @ 2 p.m.
Synopsis of Previous Council action:
07/06/93 -- The Mayor and Common Council continued hearing the items until August 2, 1993.
08/02/93 -- The Mayor and Common Council continued the hearing until October 4, 1993 to
allow the applicant time to meet with property owners and make revisions to
tentative maps.
Recommended motion:
That the Mayor and Common Council uphold the appeal and approve the
extension of time for Tentative Tract No. 14949 until February 4, 1994,
based on the attached Findings of Fact and subject to the attached Conditions
of Approval and refer Tentative Tract No. 14473 and Conditional Use Permit
No. 92-16 back to the Development Review Committee and Planning Commission for
review and final action.
o _ /
AL BOU HEY i nature
Contact person: Al Boughey Phone: 5357
Supporting data attached: Yes Ward: 5
FUNDING REQUIREMENTS: Amount: N/A
Source: (Acct No.)
(Acct Description)
Finance:
Council Notes:
A-_-J- I--- AI- .311
Tentative Tract No. 14473/Conditional Use Permit No. 92-16
Tentative Tract No. 14949 (Extension of Time)
Mayor and Common Council Meeting October 4, 1993
Page 1
REQUEST: APPEAL OF PLANNING COMMISSION DENIAL OF TENTATIVE TRACT
NO. 14473/CONDITIONAL USE PERMIT NO. 92-16 AND APPEAL OF
PLANNING COMMISSION DENIAL OF TENTATIVE TRACT NO. 14949
(EXTENSION OF TIME)
REQUEST/LOCATION: The applicant requests approval of Tentative Tract No. 14473 and
Conditional Use Permit No. 92-16 to subdivide 25.8 acres into 38 single-family lots in the RL,
Residential Low and HM, Hillside Management Overlay District. The site is located on the
north side of future Verdemont Drive, approximately 200 feet east-southeast of the termination
of Magnolia Avenue.
The applicant also requests a one-year extension of time, from February 5, 1993 to February
5, 1994 for Tentative Tract No. 14949, an application to subdivide 8.03 acres into 21 single
family lots. The site is located on the north side of future Verdemont Drive, approximately
1,400 feet east-southeast of the termination of Magnolia Avenue.
BACKGROUND: The owner and applicant are the same for both Tentative Tract No.
14473/Conditional Use Permit No. 92-16 and Tentative Tract No. 14949 (Extension of Time).
On July 6, 1993 the Mayor and Common Council continued the hearing of these items until
August 2, 1993, to allow staff to meet with the applicant in an effort to resolve the outstanding
access issues.
On July 15, 1993, the applicant met with Planning staff and Engineering staff to discuss the
issues. Several possible resolutions were identified. As a result of the meeting, the applicant
required additional time to consult with both the project owner and adjoining property owners.
On August 2, 1993, the Mayor and Common Council continued the item until October 4, 1993,
to allow the applicant time to meet with adjacent property owners, and to work out the final
details of the access for the tracts and prepare the necessary revisions to the maps.
KEY ISSUES: There are several key issues which have previously been identified as
follows:
o Development Code Section 19.30.200(6) requires at least 2 different standard
routes of access to subdivisions. Approximately 1,185 feet of right-of-way for
Verdemont Drive between Tentative Tract No. 14949 and Palm Avenue does not
exist. Without the right-of-way, neither subdivision has a second standard route
of access (See Exhibit 3).
0
Tentative Tract No. 14473/Conditional Use Permit No. 92-16
Tentative Tract No. 14949 (Extension of Time)
Mayor and Common Council Meeting October 4, 1993
Page 2
o The right-of-way necessary to provide the second standard means of access to the
two subdivisions was contained within Tentative Tract No. 14687. When
Tentative Tract No. 14949 was approved by the Planning Commission, the
approval for Tentative Tract No. 14687 was still valid with nearly one and one
half years remaining of the approval (TT14687 was approved by the Planning
Commission on August 21, 1990, TT14949 was approved February 5, 1991.
Tentative Tract No. 14687 expired on August 21, 1992. The right-of-way for
Verdemont Drive contained within Tentative Tract No. 14687 was never
dedicated to the City (See Exhibit 2)
o Both subdivisions could be conditioned to acquire the right-of-way necessary to
provide the second means of access. However, pursuant to the State Subdivision
Map Act, Section 66462.5, if the applicant failed to obtain the right-of-way, the
City could not refuse approval of the final map for failure to meet the condition,
and could be compelled to acquire the right-of-way for the applicant through
negotiation or eminent domain. The City would have 120 days from the date of
the filing of the final map to acquire the right-of-way or the condition for right-
of-way acquisition would be deemed waived.
o The right-of-way for Verdemont Drive does exist beginning at Magnolia Avenue,
east to the eastern edge of Tentative Tract No. 14949, but on the north side of
the Muscupiabe Rancho Line. Both Tentative Tract Nos. 15188 and 14949 were
approved with a design that splits the right-of-way for Verdemont Drive, half on
the north side of the Muscupiabe Rancho line, and half on the south. This right-
of-way alignment matched the alignment proposed by the now expired Tentative
Tract No. 14687. Continuing this Verdemont Drive alignment with Tentative
Tract No. 14473 would require shifting the existing Verdemont Avenue right-of-
way alignment south 30 feet, and would require the demolition and removal of
a barn and a portion of a horse corral on the property located immediately south
of the tract. A condition of approval could be added requiring right-of-way
acquisition, but again the City would be compelled to acquire the right-of-way for
the applicant through eminent domain pursuant to the Subdivision Map Act as
previously noted.
o The applicant has redesigned Tentative Tract No. 14949 and Tentative Tract No.
14473 to remain sensitive to the both the existing right-of-way of Verdemont
Drive and to the existing barn and horse corral immediately south of Tentative
Tract No. 14473. The new design transitions the Verdemont Drive alignment
from the alignment originally approved to the existing dedicated right-of-way
alignment. The transition begins at the western edge of Tentative Tract No.
0 p
Tentative Tract No. 14473/Conditional Use Permit No. 92-16
Tentative Tract No. 14949 (Extension of Time)
Mayor and Common Council Meeting October 4, 1993
Page 3
14949 and accommodates the majority of the transition within Tentative Tract
No. 15188. The transition to the existing Verdemont Drive right-of-way is
complete at the eastern edge of Tentative Tract No. 14473, leaving the barn and
horse corral intact (See Exhibits 4 and 5)
o The revisions will necessitate approval of the time extension for Tentative Tract
No. 14949 with a condition to acquire the right-of-way for Verdemont Drive east
of the tract to Palm Avenue. This may result in the City being compelled to
acquire this right-of-way through eminent domain. However, the Subdivision
Map Act does not preclude the City from requiring the subdivider to pay the cost
of acquiring the right-of-way necessary for the subdivision. Given the previous
intent shown by the owner of Tentative Tract No. 14687 for the Verdemont Drive
alignment, the Mayor and Common Council may find this an equitable option.
• The revised map for Tentative Tract No. 14949 has otherwise been found to be
both in conformance with Development Code Standards and consistent with the
General Plan.
• The right-of-way change proposed by the revised tracts will also affect the design
of Tentative Tract No. 15188, in that a large portion of the alignment transition
will occur within this tract. The applicant, Joe Bonadiman & Associates is the
same as with Tentative Tract Nos. 14473 and 14949. The extension of time for
Tentative Tract No. 15188 was submitted on September 17, 1993. Review of the
revisions to this map as a result of the Verdemont Drive alignment transition will
occur as a part of the normal extension of time processing with final review and
action by the Planning Commission.
o Tentative Tract No. 14473 and Conditional Use Permit No. 92-16 never cleared
the Development Review Committee because of the unresolved design and access
issues. With the resolution of the access issues, the project and revised map
should be referred back to the Development Review Committee and Planning
Commission for review and action.
OPTIONS AVAILABLE TO THE MAYOR AND COMMON COUNCH,: The Mayor and
Common Council May:
1. Deny the appeal and deny both projects based upon the lack of right-of-way for
Verdemont Drive necessary to provide the second standard means of access
(MCC finds condition for acquistion of Verdemont Drive right-of-way east of
tract to Palm Avenue unacceptable, and wishes to deny project on this basis).
p
Tentative Tract No. 14473/Conditional Use Permit No. 92-16
Tentative Tract No. 14949 (Extension of Time)
Mayor and Common Council Meeting October 4, 1993
Page 4
2. Continue the hearing and require the applicant to obtain the right-of-way
necessary to provide the second standard means of access. (MCC finds condition
for acquistion of Verdemont Drive right-of-way east of tract to Palm Avenue
unacceptable, and wishes to give applicant the opportunity to acquire the right-
of-way prior to taking final action).
3. Uphold the appeal and approve the Extension of Time for Tentative Tract No.
14949 based on the revised map and with the condition that the right-of-way for
the necessary second standard access be obtained, and refer Tentative Tract No.
14473 and Conditional Use Permit No. 92-16 back to the Development Review
Committee and Planning Commission for review and final action.
RECOMMENDATION: Staff recommends that the Mayor and Common Council uphold the
appeal and:
1. Approve the extension of time for Tentative Tract No. 14949, until February 4, 1994,
based on the attached Findings of Fact (Exhibit 7) and subject to the attached Conditions
of Approval (Exhibit 8); and
2. Refer Tentative Tract No. 14473 and Conditional Use Permit No. 92-16 back to the
Development Review Committee and Planning Commission for review and final action.
Prepared by: Michael R. Finn, Associate Planner
For: Al Boughey, Director, Planning and Building Services
Exhibits: 1 - Location Map
2 - Area Tentative Maps and Status
3 - Dedicated Verdemont Drive Right-of-Way
4 - Proposed Verdemont Drive Realignment
5 - Tentative Tract No. 14949 Revised Map
6 - Tentative Tract No. 14473 Revised Map
7 - Tentative Tract No. 14949 Development
Code and General Plan Conformance
8 - Tentative Tract No. 14949 Findings of Fact
9 - Tentative Tract No. 14949 (Extension of Time)
Conditions of Approval
10 - Tentative Tract No. 14949 Original Conditions
of Approval and Standard Requirements
EXHIBIT "1"
AGENDA
CITY OF SAN BERNARDINO PLANNING ITEM#
AND BUILDING SERVICES DEPARTMENT CASE TT 14473 , cUp 92-1
LOCATION HEARING DATE949 (EOT
i -
SITE TT 15118
TT 14473
4.4&TT 1494
V O C Up,4el� d
• �Ar r .
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4 I •9
o.. v a- ew 1cm
0 0
Exhibit 2
AREA TRACTS AND STATUS
Tract Number No. Lots Expiration Date Status
TT14473 38 N/A Item #5
TT15188 39 9/17/93 Extension of time
applied for 9-17-93
TT14949 21 2/5/93 Item #6
TT14687 22 8/21/92 Expired
TT14400 24 11/21/93 Approx. 2 months
remain of 1st EOT
ISSUES
1. TT14473 , TT15188 , and TT14949 do not have a second means of
access (with expiration of TT14687) . Primary access via
existing unimproved right-of-way on Magnolia north of Ohio and
along Verdemont Drive to TT14473 . Conditioning projects for
the access could result in City using imminent domain to
acquire right-of-way east of TT14949 to Palm Avenue if owners
unable to do so.
2. Right-of-way of Verdemont Drive proposed by TT14473 , TT15188,
TT14949 , and the now expired TT14687 has one half of right-of-
way on the north of and one half on the south of the
Muscupiabe Rancho Line. Existing right-of-way for Verdemont
Drive from TT14473 west to Magnolia is all located on the
north side (full width) of the Muscupiabe Rancho Line.
Approval would necessitate either accepting right-of-way
mismatch, or conditioning TT14473 to acquire the necessary
right-of-way to Magnolia Avenue on the south side of the
Muscupiabe Rancho Line. Conditioning for right-of-way could
result in City again using imminent domain to acquire the
right-of-way if the owners are unable to do so. However,
applicant has redesigned tracts to remain sensitive to
existing right-of-way, barn and horse corral.
Note: See attached map for Tract Locations.
LAGEJNDA CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT CASE TT 144 7 3 /CUP a2--L6-
TT14949 (ECT)
LOCATION HEARING DATE 7 16 1 9
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EXHIBIT 113"
VERDEMONT DRIVE
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EXHIBIT "6"
CRY or SAN BZW"WI N0
TFNTA't TACT NO- 14473
TEAT cORT:DN OF THE :OMTHVEST 1;A OF CECTIDN 3e,
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VICINITY MAP Ra
4
EXHIBIT 7
DEVELOPMENT CODE AND GENERAL PLAN CONFORMANCE
Development General
Category Propgsal Code Plan
Permitted Use Single-Family Permitted Permitted
Subdivision
Lot Size 10,808 s.f. 10,800 s.f. 10,800 s.f.
minimum minimum minimum
Lot Width
Interior Lot 80 feet' 80 feet N/A
Corner Lot 88 feet2 88 feet N/A
Lot Depth 100 feet 100 feet N/A
Density 2.62 du/ac 3.1 du/ac 3.1 du/ac
Access All lots shal13 All lots shall N/A
have direct have direct
access to a access to a
public street public street
1 Lot 11 after southern lot line shifted north 8 feet in accordance with project conditions
of approval.
2 After north lot line shifted north 8 feet in accordance with project conditions of
approval.
3 Conditions of approval require acquisition of right-of-way for portion of Verdemont
Drive between eastern edge of tract and Palm.
0
EXHIBIT 8
FINDINGS OF FACT
1. The proposed map is consistent with the General Plan, in that the proposal conforms to
the standards concerning distribution, location, and extent of uses covered by the General
Plan.
2. The design of the proposed subdivision is consistent with the General Plan, in that the
proposal conforms to the standards specified for the RL, Residential Low land use
designation.
3. The site is physically suitable for the type of development, in that the lots created meet
the minimum lot standards specified by the Development Code in terms of area, width,
and depth.
4. The site is physically suitable for the proposed density of development, in that the site
is of sufficient size to accommodate the proposed subdivision at a density of 2.62 units
to the acre in compliance with all minimum Development Code lot standards.
5. The design of the subdivision is not likely to cause substantial environmental damage,
or substantially and unavoidably injure fish or wildlife or their habitat, in that an Initial
Study was prepared and the environmental impacts associated with the project have been
mitigated or reduced to a level of insignificance.
6. The design of the subdivision is not likely to cause serious public health problems, in that
two standard means of ingress/egress have been provided to the residential lots created
and all lots have direct access to a public street.
7. The design of the subdivision will not conflict with any easements, acquired by the public
at large, for access through or use of, property within the proposed subdivision.
EXHIBIT "9'
TT 14473/CUP 92-16 &
CITY OF SAN BERNARDINO PLANNING CASE TT 14949 (EOT)
AND BUILDING SERVICES DEPARTMENT AGENDA ITEM
CONDITIONS HEARING DATE October 4, 1993
PAGE 1
^onstruction shall be in substantial conformance
with the plan ( E ) approved by the Director .
Development Review Committee . Planning commission
or Mavor and common Council . Minor modification to
the plan( s ) shall be subject to approval by the
Director through a minor modification permit
process . Any' modification which exceeds 10% of the
following allowable measurable design/site
considerations shall require the ref iIing of the
original application and a subsequent hearing bx,
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 vear , 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 :Tt�_vSA�iJ`C�T2fkGT o._!�!9_`��1� 7_fit' Tko-4�)---
Expiration Date : _. r �aQ! -------- ------
PIN"M PAGE i OF 1 (4-W
a�e�nwPNK"W
Page 1 of 7
CITY OF SAN BERNARDINO PLANNING CASE TT 14473/CUP 92-16 &
AND BUILDING SERVICES DEPARTMENT TT 4949 MOT)
AGENDA ITEM
CONDITIONS HEARING DATE October ,
PAGE 2
CpT_3_ The review authority ma-,- , upon appl icat ion being
filed 30 days prior to the Expiration 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 .
T— In the event that this approval is legall1-
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
employees from any claim , action or proceeding
against the City of San Bernardino. The applicant
further agrees to reimburse the City of any costs
and attornevs ' fees which the City may be required
by a court to pair as a result of such action . but
such participation shall not relieve applicant of
his or her obligation under this condition .
I
•�OT_ S No vacant , relocated , altered . repaired or
hereafter erected structure shall be occupied or no
change of use of land or structure( s ) shall be
inaugurated , or no new business commenced as
authorized by this permit until a Certificate of
Occupancy has been issued by the Department . A
temporary Certificate of Occupancy may be issued by
the Department subject to the conditions imposed on
the use , provided that a deposit is filed with the
Department of Public Works prior to the issuance of
the Certificate 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 City
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
k4am =No
the required maintenance .
�
'X6620 "D= PLAN4M PAGE 1 OF 1 14.1M
PaaP of 7
CITY OF SAN BERNARDINO PLANNING CASE TT 1447 UP 2-16 &
AND BUILDING SERVICES DEPARTMENT T14949
-
AGENDA ITEM
CONDITIONS HEARING DATE October 4, 1993
PAGE 3
The developer is to submit. a complete master
landscape and irrigation plan ( j copies ) 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 Planning
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 approval
of this permit . Trees are to be inspected b\- 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 yard 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 viability . The landscape and irrigation
plans shall be reviewed as outlined above .
Omw a"" Mmm PL W4= PAGE 1 OF i
1�)
Page 3 of 7
CITY OF SAN BERNARDINO PLANNING CASE TT 14473/CUP 92-16 &
AND BUILDING SERVICES DEPARTMENT TT 14949 (EOT)
AGENDA ITEM
CONDITIONS HEARING DATE October 4 1993
PAGE—
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 .
This development small the required to maintain a
minimum of _ _ _ standard off-street narking
spaces as shown on the approved plan( s ) on file .
CrrY WMALP�w� PLAN4LW PAGE 1 OF 1
11
T)-,„o S r,F
Ow
EXHIBIT 9
CONDITIONS OF APPROVAL
8. All of the Conditions of Approval and Standard Requirements of the original approval
of Tentative Tract No. 14949 shall apply. Wherever conflict between the Conditions of
Approval of this Time Extension and the Conditions of Approval of the original approval
arise, the Condition of Approval of the Time Extension shall apply.
9. The lot line between Lots 10 and 11 shall be moved north ± 8 feet to ensure that the
minimum corner lot width of 88 feet for Lot 10 is maintained and the minimum interior
lot width of 80 feet for Lot 11 is maintained.
10. Two means of access shall be provided in accordance with Development Code Section
19.30.200(6). This will require the acquisition of off-site right-of-way for Verdemont
Drive from the eastern edge of the project to Palm Avenue. Should the City become
involved in the acquisition of the right-of-way, then the applicant/subdivider shall
reimburse the City for all costs involved in acquiring the right-of-way necessary to
provide the project with a second means of access.
EXHIBIT "10"
CITY OF SAN BERNARDINO PLANNING
CASE TT 14949
AND BUILDING SERVICES DEPARTMENT AGENDA ITEM 8
CONDITIONS HEARING DATE 2-5'91
PAGE 12
1. Two standard means of access shall be provided and
improved per Engineering Department Standard
Requirements for the subdivision prior to the issuance
of building permits for the construction of homes on the
subdivision.
2 . Obtain a permit from the U.S. Army Corps of Engineers
(COE) under Section 404 of the Clean Water Act and
comply with an additional mitigation required by COE in
the course of their permitting process.
3 . Obtain a permit from the California Department of Fish
and Game (DFG) under Chapter 6, Sections 1601-3 of the
Fish and Game Code and comply with any additional
mitigation required by DFG in the course of their
permitting process.
4 . All trees affected by grading of construction shall be
replaced at a ratio of 2: 1. Replacement trees shall be
at least 36" box trees.
5. The proposal shall comply with the Verdemont Area Plan
and the Greenbelt Foothill Fire Zone Standards for
Greenbelt Zone "C" .
6. The developer shall participate in any supplemental fee
program established by the City to help finance new
school off-site improvements or with the City of San
Bernardino Community Facilities District No. 995 School
Fee Mitigation Agreement.
7 . A qualified archeological monitor shall be present
during the initial grading stages. If such materials
are encountered construction shall be temporarily
stopped. The Planning department shall be notified, the
material shall be evaluated, and appropriate data
recovery/protection measures shall be implemented.
PLAN-8.09 PAGE 1 OF 1 (4-90)
Cr"or wM BEFa.rwO
cNRWU rwwNgE"QU
CITY OF SAN BERNARDINO PLANNING CASE rrr 14949
AND BUILDING SERVICES DEPARTMENT AGENDA ITEM 8
CONDITIONS HEARING DATE 2- -91
PAGE 13
STANnARD CONDITIONS
8. Minor modifications to the plan shall be subject to approval
by the Director of Planning. An increase of more than 10
percent of the square footage or a significant change in the
approved concept shall be subject to (Planning Commission and
Development Review Committee) review and approval.
Construction shall be in substantial conformance with the
Plans approved by the Development Review Committee, Planning
Commission or Director of Planning.
9• The developer is to submit a complete master landscape and
irrigation plan (4 copies) for the entire development to the
Engineering Department with the required fee for approval,
the landscape plans will be forwarded to the Parks,
Recreation, and Community Services and the Planning
Department for review and approval. (Note: the issuance of a
building permit, by the Department of Building and Safety of
the City of San Bernardino, does X= waive these
requirements/conditions. ) No grading permits will be issued
prior to approval of landscape plans.
The design shall include, but not be limited to the
following:
X Street trees shall be planted on 30 foot center
spacing unless otherwise indicated by the Department
of Parks, Recreation, and Community Services. The
Parks Department shall determine the varieties and
locations prior to planting. All trees shall be 24"
box specimens. Trees are to be inspected by a Park
Division representative prior to planting.
Planters shall be enclosed with concrete curbing.
PAGE,Oi 1 14-M
CITY OF SAN BEI: AX ;INO PLANNING
CASE _ T 14949
AND BUILDING SERVICES DEPARTMENT AGENDA MEM 8
HEARING DATE 2-
CONDITIONS PAGE 14
. The setbacks from the north , south ,
east
west property line shall be bermed
at a maximum 3 : 1 slope and shall be planted with a
tall rescue type turfgrass.
A Landscape buffer zone shall be installed between
facilities and street.
X The landscape and irrigation plans shall comply with
the »procedure and Policy for Landscape and
Irrigation" (available from the Parks Department) .
- Subject to the Conditions of the Department of Parks and
Recreation (attached) .
10. Trees, shrubs and groundcover of a type and quality generally
consistent or compatible with that characterizing single-
family homes shall be provided in the front yard and that
portion of th side yards which are visible from the street. :
All landscaped areas must be provided with an automatic
irrigation system adequate to insure their li
landscape and irrigation plans shall be app by the Parks
and Recreation Department.
At all times the business will be operated in a manner which
does not produce obnoxious noise, vibration, odor, dust,
smoke, glare, or other nuisance.
A sign program for the multi-tenant commercial/industrial
center shall be approved by the Planning Department prior to
issuance of Certificate of occupancy.
11. In the event that this approval is legally challenged, the
City will promptly notify the applicant of any claim or
action and will cooperate fully in the defense of the matter.
once notified, the applicant agrees to defend, indemnity, and
hold harmless the City, its officers, agents and employees
from any claim, action, or proceeding against the City of San
Bernardino. The applicant further agrees to reimburse the
City of any costs and attorneys$ fees which the City may but
required by a court to pay as a result of such action,
such participation shall not relieve applicant of his
obligation under this condition.
12. Coupliance with Foothill Fire Zone, C DeveloFmnt Standards (See Initial
Study) .
�, /l w•aw •.aft,os
AttachTient D
14949
CASE
CITY OF SAN BERNARDINO PLANNING
V CES DEPARTMENT s
AND BUILDING SER AGENDA ITEM
STANDARD REQUIREMENT S HEARING
DATE
S P
Tentative 'Tract 14949 shall be in effect for a period of
1• royal by the Planning Commission
months from the date of approval if the final map has not
and/or Planning Department. However,
been filed with the County Recorder's Office at the end of ire.
the approval shall expire.
be month time period, Commission upon
the 24 be approved by the Planning
request of the applicant if made 30 days prior to
Additional time may
written
expiration of eriod.
the 24 month time P 5 1992
Expiration Date: Febru
COVENANTS, CONDITIONS AND RESTRICTIONS FOR P.R.D.
shall
The Covenants, Conditions and Restrictions Department prior
a, the Planning shall
be reviewed and approved by
to final approval of the tract maps. The maintaining& R s the
include liability insurance and methods of vaterads,
recreation areas, parking areas,
open space, The CC & R's shall also
and exterior of all buildings. en antenna shall
include a statement that no radio frequency
central antenna
be included within the complex except
systems.
No lot or dwelling unit in the developmentownner'sbe d
group
b. unless a corporation, association, Property
or similar entity has been formoownedtorthe
jointlyright
owned assess
which
all properties individually
have any rights or interest in the use of muccommon sessment
and common facilities in the development,
be sufficient to meet the expenses of such entity,
P ower to to con trol, and the duty to maintain,
and with authority available features of the development.
all of . said mutually aerate under recorded CC & R's which
Such entity shall op of all owners of lots
shall include compulsory membership of assessments to
and/or dwelling units and flexibility and sery ices.
meet changing costs of maintenance, repairs, the City of
Recorded CC & R's shall permit enforcement by approval.
provisions required by the City as conditions to
ida approval the Commission
The developer shall submit evence of compliance with this
requirement to, and receive PP val of
rior to making any such sale. This condition shall not
P 1 to land dedicated to the City for public purposes
app Y
owner of a dwelling unit or lot shall own as an
C. Evert' unit or lot, either (1) an
appurtenance to such dwelling areas and facilities, or
undivided interest in the or voting membership in an
(2) a share in the corporation,
association, owning the common arend facilities.
as a
PLN".10 PAGE 1 OF 1 (4410)
m. v are
AMW
CITY OF SAN BERNARDINO PLANNING CASE IT 14-149
AND BUILDING SERVICES DEPARTMENT AGENDA ITEM 8
DAT L
STANDARD REQUIREMENTS HEARING AGE 21.9
d. Maintenance for all landscaped and open areas, including
parkways, shall be provided for in the CC & R's.
e. The CC & R's shall contain wording prohibiting the storage
or parking
of trailers, boats, campers, motor homes, and
similar vehicles outside of the specified common areas.
2• pARKING:
a. This dev te'elopment shall bi� iunat enclosedtin a garageimum of
2 parking spaces. P
two
b. All parking and driving aisles shall beivsurfaced approved
inches of AC over a suitable baseeshall be striped and
by the city Engineer. Parking p aces
have wheel stopfence installed
property .linet orrwalkwayt from any
building, wall,
C. Whenever an off-street parking area is adjacent to or
across an alley from property
zoned residential, a solid
decorative wall six feet in height shall be erected and
maintained along the property line so as to separate the
parking area physically from the residentially zoned
property, provided such wall shall be three feet in height
when located within the required front or street side yard
setback. Where no front or street side yard is required,
such wall shall be three feet in height when located within
ten feet of the street line. Said wall shall be located oon
the north south east ,
peripheral property lines.
d. Whenever an of ned for residential uses, a parking area is located across s lid
street from property zo
decorative wall or equivalent landscaped berm not less than
three feet in height shall be erected and maintained along
the street side of the lot not closer to the street than
the required depth of the yard in the adjoining residential
all
area. No fence or wall located in the front setback shall
obscure the required front setback landscaping• east
shall be located on the north , south ,
west or peripheral property lines.
All parking areas and vehicle storage areas shall be lighted
during hours of darkness for security and protection.
Recreational vehicle storage areas shall be screened by at least
a six-foot high decorative wall with screened gates.
PLAN-8.10 PAGE t OF t (4-90)
C* OF s�+ erwN��o
tewiw�.rwr 1 a ."o
NNW
CITY OF SAN BERNARDINO PLANNING CASE TT %49
AND BUILDING SERVICES DEPARTMENT AGENDA ITEM 8
DATE STANDARD REQUIREMENTS HEARING PAGE 2_ ,.9_
provided for each unit, within the garage or
There shall be P designated area, a loft or other
carport, or other specifically
usable storage area with a minimum of 150 cubic feet in addition
to standard utility storage.
s provided on the interior private roads shall be
subject to o t he City
Traffic p Traffic Engineer's approval.
t
commercial-type drive approach, as shown on Standard Drawing
N 204 o equiva shall be constructed at each entrance to
Na. 204 or equivalent,
the development. Location and design shall be subject to
approval of the Engineering Division.
Prior to issuance of any building permit, access rights shall be
purpose of allowing access over the
granted to the City for the City
private drives within the project for all necessary y
vehicles including fire, police, and refuse disposal vehicles,
and any other emergency vehicles. The documents covering by the
matter shall be prepared by the owner and approved
Planning Department.
refuse storage areas are to be enclosedwallhare subject o
All type and design of
wall. Location, size, YP Public
Department and Division of
the approval of the Planning P
Services Superintendent.
Energy
and noise insulation shall comply with all state and
local requirements.
3. LANDSCAPING:
a. Four (4) copies of a master landscape plan shall be
submitted to the Engineering Division for review and
approval. The plan shall include, but not be limited to,
the following:
1) Size, type, and location of plant material proposed.
2) Irrigation plan.
3) Such other alternate plants, materials and design
concepts as may be proposed.
4) Erosion control plans.
rior
b. Tree varieties and exact of will be Recreation
to planting by the Director
Department or his/her designee. A minimum n mbe of one
inch cali er 15 all PLAN-em PAGE IOFI �4ao�
AM AW
E OF SAN BERNARDINO PLANNING CASE Tr 14949
UILDING SERVICES DEPARTMENT AGENDA ITEM DARD REQUIREMENTS HEARING PAGE 21891
planted within the parkway for each of the following types
of lots, as per the City's specifications:
1) Cul-de-sac lot -- one tree;
2) Interior lot -- two trees;
3) Corner lot -- three trees.
C. To protect against damage by erosion and nega ivef visual
impact, surfaces of all cut slop e in
height and fill slopes more than three feet in height shall
be protected by planting with grass or ground cover plants.
Slopes exceeding 15 feet in vertical height shall also be
planted with shrubs, spaced at not to exceed ten feet on
centers; or trees, spaced at not to exceed 20 feet on
centers; or a combination of shrubs and trees as cover
plants. The plants selected and planting methods used
shall be suitable for the soil and climatic conditions of
the site:
Trees 10%, 15 gallon; 40% 5 gallon; 50%, 1 gallon.
Shrubs 20%, 5 gallon; 80%, 1 gallon.
Ground cover 100% coverage.
d. Slopes required to be planted shall be provided with an
irrigation system approved by the Parks and Recreation
Department.
e. The maintenance of graded slopes and landscaped areas shall
be the responsibility of the developer until the transfer
to individual ownership.
f. All grading and drainage facilities, including erosion
control planting of graded slopes, shall be done in
accordance with a grading plan approved by the City
Engineer. A grading permit shall be obtained prior to any
grading being done.
4. All lots shall have a minimum area of 10,800 square feet, a
minimum depth of 100 feet, and a minimum width of 80 feet,
( 88feet on corner lots) . In addition, each lot on a cul-de-
sac or on a curved street where the side lot lines thereof are
diverging from the front to rear of the lot, shall have a width
of not less than 60 feet measured at the right angle to the lot
depth at the midway point between the front and rear lot lines,
and a width of not less than 40 feet measured alonct the front
PLAN-8.10 PAGE 1 OF 1 (4-90)
C+
�*wu rw.nwa=wMCfs
i-
CASE TT _4949
CITY OF SAN BE RVICES DEPARTMENT
AND BUILDING SE AGENDA ITEM 2-5-91
STANDARD REQUIREMENTS HEARING P
ATE
E 1Q
lot line as delineated on the tract map.
5. re lots occur on the bulb of the cul-de-sac, minimum
Where 100 feet will be permitted.
depth of a plot plan must be submitted to is
less than 100 feet, possible and to justify
demonstrate that is lot area
the lesser depth. 25 feet and
6• Variable front building setback lines of at le
6. lines 15
30 feet, and side street
averaging building All garage
feet shall be elineated reethshallahaveaca minimum setback of
entrances on a dedicated
18 feet.
7. Perimeter walls and walls required along the rear of all double
frontage lots shall be desigenedaand constru tvariablecsetbacke
design features such as tree or other such features to provide
decorative masonry, columns,
the wall face.
visual and physical relief along
Department approval of the
The developer shall obtain Planningosed wall.
visual or engineering design of the prop
es occur within or between individual lots, the
8. When graded slop of the downhill lot. Exceptions to
slope face shall be a P art roved by the City Engineer.
this requirement must be app
9. Gradin and revegetation shall be staged as required by the City
g exposed to
Engineer in order to reduce the amount of bare soil exp
precipitation. shall
Compliance with all recommendations of the Geology Report
be required (if applicable)
_ ol,
spa, putting green, picnic areas
Any clubhouse, swimming Po
stalled in the manner indicated on
or other amenities shall be in
the approved site plan.
ineer may require a fence around
10. During construction the City Eng of the tract site to minimize
all or a portion of the periphery
wind and debris damage to adjacent properties. The type of
roved by the City Engineer to assure
fencing shall be
approved clean-up and dust control.
adequate project site mainte-ance,
PLAN-8.io PAGE t OF 1 (+"90)
ac,s
CITY OF SAN BERNARDINO PLANNING CASE TT 1 '49
AND BUILDING SERVICES DEPARTMENT AGENDA ITEM 8
STANDARD REQUIREMENTS HEARING°AGE2
11. No certificate of occupancy shall be issued prior to
compliance with these Standard Requirements as well as all
provisions of the San Bernardino Municipal Code.
MECHANICAL EQUIPMENT:
lines
a. All utility service boxes, connections and service which
shall be painted to match the building exterior
they are located.
overhead utility services and wiring shall
b. All existing be relocated underground.
C. No roof-mounted collection
equipment shall be placed on any building
(except for solar
d. All utility systems including gas, electric, telephone,
water, sewer and Cable TV shall be provided and
underground, with easements provided as with ity Codes
Cable TV,
designed and constructed in accordance with V, and/or
and the utility provider. Telephone,
security systems shall be pre-wired in the residences.
PLAN•6.10 PAGE 1 OF 1 (,•90)
mmov,===
Wdowam CASE TT 1 __49
CITY SAN NG SERVICES DEPARTMENT
AND BUILDING AGENDA ITEM 8
DATE STANDARD REQUIREMENTS HEARING PAGE 2 21 1
13. COMPOSITE DEVELOPMENT PLAN
CDP) shall be filed with the
A Composite Development Plan ( & Safety Departments prior
Engineering, Planning, and Building pursuant to
g processing by the City
to Final or Parcel Map P provide additional survey
Ordinance No. MC-592. The CDP sbutlnot limited to, building
and map information including,
setbacks) , flood control criteria, seismic and
criteria (e.g. environmental criteria and easements of
geological criteria,
record. The CDP 11sha11 bntainbeaesectiontentitled "Composite
Development Plan" , and co
�� The applicant shall have listed
Development Plan Notes conditions
under the CDP otese ion f °fie elognt of the subject
approval and mitigating
property.
14. owner shall sign a covenant running with the land
The property agreeing that if the required landscaping is not maintained,
ro erty and install and main-
the City may enter on the the P p lien the property for
tain the required landscaping and maY he
the costs. The covenant no Recorder's office coprior lto the
County of San Bernardino In addition, land-
issuance of any Certificate of Occupancy.
scape maintenance easement shall be filed
enterhtheeproperty
Office, which gives the City
and perform maintenance to the required landscaping.
1at10/9/90
DOC:PCAGENDA
DOCUMENTS- 1
PLAN-8.10 PAGE 1 OF 1 1 �1
AN aEr �ARDINO PUBLK. Wr*KS/DKM- .
�y OF S CASE TR 14Q49
REC"REMENTS HEM NG i DATE 8
STAI�ARp ��-91
pAG 22
NOTE TO APPLICANT : Where separate Engineering plans are required ,
scant is responsible for submitting the Engineering plans
the app
directly to the Engineering Division . They may be submitted prior
to submittal of Building Plans .
Drainage and Flood Control
15. X All necessary drainage and flood control measures shall be
subject to requirements of i t of Engineer which may
Bernardino
Flood
in part on the recomme ndatons
Control District. The developer ' s and Engineer control , furnish all
necessary data relating to drainage
16. X A local drainage study will be required for the project. Any
drainage improvements , structures or storm drains needed to the develment shall be
mitigate downstream impacts at pthe ctdeveloper ' sopexpense , and
designed and construe
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. T Ts drain shall beneerdesigned
and constructed by your project unless your Eng
conclusively show that the drain is not needed to protect your
development or mitigate downstream impacts .
All drainage from the development shall be directed pr an
17
approved public drainage facility . If not feasible , oper
drainage facilities and easements shall be provided to the
satisfaction of the City Engineer .
18. X A storm drain shall be constructed in Verdemont Drive to intercept
flows from Street " B" . Storm drain shall outlet into storm drain
_;roposed by Tract No . 14687 .
19. X Drainage from the North shall be taken in a debris/detention basin
and/or storm drain and conveyed through the site to__ an acceptable
outlet . If a debris basin is not provided , the .d.rainage system
shall be oversized by 50% for bulking .
CITY OF SAN ..Er 'IARDINO PUBLIC *V^RKS/E MW
casE
STANDARD REOUREMENTS AG�NG I DAME 8 5-
PAG 23
Gradin
20. X If more than 1 ' of fi l l or 2 ' of cut i s proposed , the si to/pl ot/
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 C ety CEngi neerStnnadvancerawings " ,
unless otherwise approved by
21. X If more than 5 ,000 cubic yards of earthwork is proposed , a grading
bond will be with Section 7012 ( c ) ofrthenUniforlm Bui lding in
accordance wit ldi g Code
A liquefaction report is required for the site . This report must
be submitted and approved prior to issuance of a grading permit.
Any grading requirements recommended by the approved liquefaction
report shall be incorporated in the grading plan .
An on-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 line adjustment shall be
recorded to remove the interior lot lines .
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 .
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 .
23. X Separate sets of landscape plans will be required for front yards ,
landscape maintenance district , and erosion control .
..ARDINO PUBLIC 0MAKSiEMW1
CITY Of SAN ' R CASE
STANDARD RECOREMENTS HEAARING iTDEATE 2 8 91
PAGE
Futilities :
and construct al l publ i c uti l ies d requirements of the serve the
?4. X_Design Code , City Standards water , sewer
accordance with City as , electric , telephone ,
serving utility , including 9
and cable TV .
25. X Each parcel shal 1 be provided with th they City or the agencyw p r o v i di n
facilities so it can be served by
such services in the area .
Sewer main extensions required to serve ewere systems shall
shall be
26. X Se " Sewer
constructed at the Developer ' s expense .
designed and constructed in accordance
Standa d Drawings .
City s
Policy and Procedures and City
27. X Utility
services shall be placed underground and easements
provided as required . traversing the site
23. X All existing overhead utilities shall adjacent be undergrou
on either side nded in accordancce
with Ordinance No .of the street
MC-601 ( Subdivisions ) or Resolution No . 8
( Non-subdivisions ) .
29. X Existing utilities which interfere with aswdidirected construction al
E by the City
relocated at the Developer ' s expense
Engineer .
_Sewers within the aCet streets or private parking lots will not be
maintained by but shall be desic OnaSiteoConstruction
City Standards and inspected under a City Developer ' s Engineer
Permit . A private sewer plan designed by lan can
and approved by the City Engineer will be required . This p
be incorporated in the grading plan , where practical .
unication Conduit" shall be installed in all stoe the City
and its primary within and
30. X A Comm ro ect. The conduit shall be the Cable
adjacent to this P �. use shall be for Cable TV installed by
TV Company under permit from the City of San Bernardino.
N ,, W -ARDINO P� BLK, WC RKS/E!!O1l.
OF CITY �A 9 CASE T R 14
ANDAFM I D T E STIMC"FEMENTS
Street Im rovement and Dedications :
All P ublic streets within and adjacent
and gutter , paving , handicap
to the development shall e
improved to include combination urtenances , including , but
tra ffic signal ramps , street lights , sidewalks and modification ,
not limited to , traffic s which interfere with
signals , tra
relocation of public or private facilities
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
" Standard Drawings " , unless otherwise
Improvement Policy and City the City hting , when required ,
approved by Engineer . Street lig
shall be designed and constructed in asccor Street with
t Cshall
" Street Lighting Policies and Proced an except where otherwise
be shown on street improvement p
approved by the City Engineer .
32 _ For the streets listed below,
dedication of adequate street
right-of-way (R . W . ) to provide the hescurbelinefrom (CtL . )tincenterline
relation
g line and placement of t
to property
to the street centerline shall be as follows :
Street Name
Right-of-Way (Ft . )_ Curb Line (Ft. )
20 '
Verdemont Drive
30 '
Streets "A" , "B"
25 ' 18 '
Street "C., 30 18 '
All rights of vehicular ingress/egress shall be dedicated from
the following streets :
33. X A temporary turn-around satisfactory to the City Engineer shall be
constructed at the Northerly terminus of Street " B" .
34. X A minimum of 28 ' of pavement shall be provided on Verdemont Drive
adjacent to the site . _
35. to Chapter 18 .40 . 160 of the
X Two means of access conforming accss
Municipal Code shall be provided for this project . Eachrequere
shall be 24 ' minimum wide , p oavfd wayd dedicated . This may
acquisition of off-site 9 h
F SAN BNARDINO PUBLIC Y-IMS/E1i
OTY CASE
HEAR A I DATE ==5�STANDARD FMC"REMENTS PAGE 26
Required Engineering Permits :
36. X Grading permit (if applicable ) .
On- site improvements construction permit ( except buildings - see
Building and Safety ) .
37. _ Off-site improvements construction permit .
s :' ( Subject to change without notice ) .
Applicable Engine ring Fee
38. X Plan check fee for Final /Parcel Map .
39. Plan - check and inspection fees for off-site improvements .
_40. Plan check and inspection fees for on-site improvements ( except
buildings ; see Building and Safety ) .
41. X Plan check and inspection fees for grading ( if permit required) .
42. _ Bridge improvement fee in amount of S
fee . Exact amount of fee shall be determined by
43. X Drainage application for
Department of Building and Safety at time of app
building permit .
44. X Landscape P l a n Review r e e: 1% of the asti iatedi i nndscapi ng cost.
45. X Traffic System Fee of $ 12.92 per vehicle trip for City-wide
traffic mitigation . The hoetaCitmOTraffict Engineerlcaty time Fee
shall be determined by t Y
application for building permit .
46. _X Street Light Energy
Fee to pay cost of street light energy for a
o be determined prior to map
period of 4 years . Exact amount t
recording .
47. X_ A Landscape Maintenance District shall be implemented to
maintain landscaping within the following areas :
Existing
Chestnut w a s h area and Chestnut Storm Drain Easement
48. X An easement for landscape maintenance purposes shall be dedicated
- to the City over the exi sti n9 Cestrianttrail hpurposes shall e be dedicated
Drain Easement. An easement fm Drain Easement.
crTy
OF SAN 40 IAROINO PUBLIC W0,11IMSIENOL
CASE — TR 14949
REC"FREMENTS pR NG I DATE 2 85-91
STApWAM PAGE 7t T 19• X h e project is to be developed in phases , each individual phase
shall be designed to provide maximum public safety , conven- ience
for public service vehicles , and proper traffic circulation . In
order to meet this requirement , the following will be required
prior to the finalization of any phase :
a . Completion of the improvement plans for the total project or
sufficient plans beyond the phase boundary to verify the
feasibility of the design to the satisfaction of the City
Engineer .
b . A Plan shall be submitted for review and approval by the
Engineering Division , Fire , and Planning Departments indica-
ting what improvements will be constructed with the given
phase, subject to the following :
( 1 ) Dead-end streets shall be provided with a minimum 32-foot
radius paved turnaround area,
( 2 ) Half width streets shall be provided with a minimum
28- foot paved width ,
( 3 ) Street improvements beyond the phase boundaries , as
necessary to provide secondary access ,
( 4 ) Drainage facilities , such as storm drains , channels ,
earth berms , and block walls , as necessary , to protect
the development from off-site flows ,
( 5) A properly designed water system capable of providing
required fire flow , perhaps looping or extending beyond
the phase boundaries ,
( 6 ) Easements for any of the above and the installation of
necessary utilities , and
( 7 ) Phase boundaries shall correspond to the lot lines shown
on the approved tentative map .
c • An Erosion Control Plan shall be approved by the City Engineer
prior to issuance of Grading Permits . Provisions shall be
included in the Plan to control blowing dust and storm water
erosion on areas which are graded but on which no building
construction is immediately proposed .
loot
CY OF gAN .AV IARDINO PUBLK. NOWS/E
PAGE
CASE 7R 14949 AGENDA ITEM EA DATE Z
Ma in
F
50. X
A Final /Parcel Map based upon field survey will be required .
51. X All street names shall be subject to approval of the City Engineer prior to Map approval .
52. X Additional survey and map information including , but not limited
to , building setbacks , flooding and zones , seismic lines and
setbacks , geologic mapping and archeological sites shall be
filed with the City Engineer in accordance with Ordinance No .
MC-592 .
Improvement Completion
53. X Street , sewer , and drainage improvement plans for the entire
project shall be completed , subject to the approval of the City
Engineer , prior to the recordation of the Final /Parcel Map .
leted prior to
an
54. X If the required improvements are not comp improvement security
recordation of the Final /Parcel Map • the developer and the
accompanied by an agreement executed by
City will be required .
If the required improvements are not completed prior to record-
- ation of the Parcel Map , an improvement certificate shall be
placed upon the Map stating that they will be completed upon
development . Applicable to parcel maps consisting of less than
5 lots only .
INO PUBLIC W4,AKS1
OF SAN SE ARD CASE
Tv � a9
REQUIREMENTS HEAR HEARING i DAME 2-5'91
STAtCAFM PAGE 29
FADDIT:IOAL REQUIREMENTS
55. X A landscape maintenance easement shall be dedicated over the setback areas
of each lot adjacent to public streets and
thea landscaping in ofisowner
formed over these areas to maintain
neglect.
56. v
This deelopment will be required to pay Infrastructure Development Fees
prior v issuance of building permits or participate in an alternate
Infrastructure Financing Plan in the Verdemont area when approved by the
Mayor and Common Council ..
S7. �_ This single family residential project lies within the proposed Chestnut
Storm Drain Assessment District boundary. Therefore, a storm drain
Surcharge Fee of $0.13 per square foot shall be paid (not to exceed
$2,000.00 per lot) , if the District is not formed prior to approval of
building permits.
This commercial , industrial , or multiple residential project lies wit in the
proposed Chestnut Storm Drain Assessment District boundary.
storm drain Surcharge Fee of $0.135 per square foot for the first 3,000
square feet of building area, paving or other feimper i o shall be area, and i f0.0 5
per square foot in excess of 3,000 square
District is not formed prior to approval of building permits.
58. X This project lies withinproposed ar therefore,Pa fee of $OB04
Culvert and Traffic Signa l Assessment District
per square foot of net project area shall be paid to the City of the
District is not formed prior to the approval of building permits.
This project lies within the proposed boundary of the Palm Avenue
Improvement Assessment District, therefore, a fee of $0.27 per square foot
of net project area shall be paid to the City of the district is not formed
prior to the approval of building permits.
59. The above fees for the Chestnut Storm Drain, Palm Avenue Box Culvert and
Signal and the Palm Avenue Improvement Districts represent estimates of
this project's share of the cost of the improvements. If the Districts
are approved, the amount of the fees will be considered payment in full .
If any District is not approved, the fee will be retained in a fund for
construction of the improvements for which it was paid.
7-w
ARDINO PUBLIC W , )WS/
CITY OF SAN CASE
REMENTS AGENDA ITEM 8
STAIGA" RECO HEARING DATE 2--li-91
PAGE 30
project is located adjacent to Chestnu Equet�ovntslin accordance
60. X This p J
a fee equivalent to the cost of constructing lan shall be paid for the full
with the approved trail and landscaping p
width
of the trai 1 adjacent to the pro jectan�d itenance of the shall
trai 1 and
landscaping maintenance district for future
landscaping. Plan
61. X A wall conforming to the approved Chestnut Trail and Landscaping
shall
be constructed along the tract boundary adjacent to the trail and
storm drain easement.
M .n B( ardino City Water Departme.
U�
STANDARD REQUIREMENTS
Review of Plans: #
T.T. No. 14949 Date:
Location:
N. Side of verdegmt Dr. at norther-1-terminus Chestnut Approved:
Type of Construction: 21 single-family residential lots Denied:
VIZ T. mited/Bonadiman & Assocs. Continued:
Owner/Developer:
Shirley L. Cismowski
Date: 12/3/90
ENGINEERING: Name:
62. P.S. I. done
$1ze of Main Adjacent to the Project None
64,
Pressure Regulator Required on Customer's Side on the Meter.
65. IN Off-site Water Facilities Required to Meet Peak Flow Demand.
66• EK Comments: I'M: This tract can not be served a uatel from 2100� Pressure Zane.
67. 1 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: J tl-� �tiLc�,u-�' Date:
� lg /
❑ R.P.P. Backflow Device Required at Service Connection.
❑ Double Check Backflow Device Required at Service Connection.
❑ Air Gap Required at Service Connection.
GS,;Z- No Backflow Device Required. f
NTAL CONTROL OFFICER: Nam Date:� / y�y G
ENVIRONMENTAL _
Industrial Waste Permit Required by Environmental Control Officer.
Grease Trap Required by Environmental Control Officer.
Pre-treatment Required by Environmental Control Officer.
fyp-Regenerative Water Softeners May be Installed Without Prior Approval.
69. /Approved by Environmental Control Officer.
Name: MCI'
SEWER CAPACITY INFORMATION:
/ {�l pri'1 y.� Date: �al3 D
_ No Sewer Capacity Fee Applicable at This Time.
Gallons Per
70.X Sewer Capacity Fee Must Be Paid to the City Water Department for the Amount of
Day. Equivalent Dwelling Units: a
Subject to Recalculation of Fee Prior to the Issuance of Building Permit.
71. Proof of Payment Must be Submitted to the Building&Safety Department Priorto Issuance of the Building Permit.
Breakdown of Estimated Gallons Per Day:
i
C,,, (N S. BF-A. .0
WATR-3.04 CEMTRILL.B.+11 SEB,CE5
$216 (3 90,
ew
CITY OF SAN BERNARDINO Case
Hearing Date
STANDARD REQUIREMENTS Reviewed By
FIRE DEPARTMENT REQUIREMENTS
GENERAL REQUIREMENTS:
72. ±Provide one extra set of construction plans to Building and Safety for Fire Department use at time of plan check.
Contact Fire Department for specific or detailed requirements IMPORTANT.
73. 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.The must
be available prior to placing combustible materials on site.
ACCESS:
74. Provide two separate.dedicated routes of ingress/egress to the property entrance.The routes shall be paved,all-weather.
75. 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.
Extend roadway to within 150 feet of all portions of the exterior walls of all single story buildings.
Extend roadway to within 50 feet of the exterior walls of all multiple-story buildings.
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)."M.C. Sec. 15.16."
76. Dead-end streets shall not exceed 500 feet in length and shall have a minimum 35 foot radius turnaround.
77. The names of any new streets(public or private)shall be submitted to the Fire Department for approval.
SITE:
78. All access roads and streets are to be constructed and usable prior to combustible construction.
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 2 1/2 inch and one 4 inch outlet,and approved
by the Fire Department.Fire hydrants are to be protected form 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.
79. 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:
80. Address numerals shall be installed on the building at the front or other approved location in such a manner as to be visible from
the frontage street.Commercial and multi family shall be six inch,single family shall be 4 inch.The color of the numerals shall
contrast with the color of their background.
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 inteor part of the building is over 75 feet travel distance from
a fire extinguisher.
Apartment houses with more than 15 units or hotel(motel)with 20 or more units three or more stories in height shall be equipped
with automatic fire sprinklers.
All buildings,other than residential over 5,000 square feet,shall be provided with an automatic fire sprinkler system,designed to
NFPA standards.
1. 11K 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.
_ 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:
CTI OF FIRE-1.10 CENTRALS Tw M-CES
CITY OF SAN BERNAF )INO - REQUEST FOCOUNCIL ACTION
1: Al Boughey , Director Subject: Appeal of Planning Comm. Denial of
° Tentative Tract No . 14473/CUP 92-16
Dept: Planning & Building Services ° Tentative Tract No . 14949 (EOT)
Date: June 25 , 1993 MCC meeting of July 6 , 1993 @ 2 pm
Synopsis of Previous Council action:
No previous Council action .
05 / 18/93 -- The Planning Commission denied Tentative Tract No . 14473/Conditional
Use Permit No . 92-16 and Tentative Tract No . 14949 (Extension of
Time) .
Recommended motion: That the hearing be closed and that the Mayor and Common Council
deny the appeal and deny Tentative Tract No . 14473/Conditional Use Permit No .
99-16 based on the Findings of Fact .
And
lnat the Mayor and Common Council deny the appeal and deny the extension of
time for Tentative Tract No . 14949 based on the Findings of Fact .
Or
That the Mayor and Common Council approve Tentative Tract No . 14473/Conditional
Use Permit No . 92-16 in concept and refer back to the DR/and Planning
Commission for redesign .
And
That the MCC approve the extension
of time for Tentative Tract No . 14949ignature
and direct staff to prepare Findings of Fact in Al Boughey , Directo
support , ----
Contact person: Al Boughey Phone: 5057
Supporting data attached: Y e s Ward: 5
FUNDING REQUIREMENTS: Amount: N/A
Source: (Acct No.)
(Acct Description)
Finance:
E JI Notes: 7 . s
Aqenda Item No.— `� /
REQUEST: APPEAL OF PLANNING COMMISSION DENIAL OF TENTATIVE TRACT
NO. 14473/CONDITIONAL USE PERMIT NO. 92-16 AND APPEAL OF
PLANNING COMMISSION DENIAL OF TENTATIVE TRACT NO. 14949
(EXTENSION OF TIME)
REQUEST/LOCATION: The applicant requests approval of Tentative
Tract No. 14473 and Conditional Use Permit No. 92-16 to subdivide
25.8 acres into 38 single-family lots in the RL, Residential Low
and HM, Hillside Management Overlay District. The site is located
on the north side of future Verdemont Drive, approximately 200 feet
east-southeast of the termination of Magnolia Avenue.
The applicant also requests a one-year extension of time, from
February 5, 1993 to February 5, 1994 for Tentative Tract No. 14949,
an application to subdivide 8.03 acres into 21 single family lots.
The site is located on the north side of future Verdemont Drive,
approximately 1,400 feet east-southeast of the termination of
Magnolia Avenue.
BACKGROUND: The owner and applicant are the same for both
Tentative Tract No. 14473/Conditional Use Permit No. 92-16 and
Tentative Tract No. 14949 (Extension of Time) . The issues which
provided the foundation for the Planning Commissions denial of both
of these projects is the same. The analysis provided for the
projects have been combined. However, since the projects are
separate, separate motions will be required and have been provided.
KEY ISSUES: There are several key issues identified as follows:
0 Development Code Section 19.30.200 (6) requires at
least 2 different standard routes for ingress and
egress to the projects. Approximately 1, 185 feet
of right-of-way for Verdemont Drive, between
Tentative Tract No 14949 and Palm Avenue does not
exist. Without the right-of-way, neither
subdivision has a second standard route of access.
Please see Exhibit "A".
o The 1, 185 feet of right-of-way for Verdemont Avenue
necessary to provide the second standard means of
access to the two subdivisions was contained within
Tentative Tract No. 14687. When Tentative Tract
14949 was approved by the Planning Commission, the
approval for Tentative Tract No. 14687 was still
valid with nearly one and a half years remaining of
the approval (TT 14687 was approved by the Planning
Commission on August 21, 1990, TT 14949 was
approved February 5, 1991) . Tentative Tract No.
14687 expired on August 21, 1992 . The right-of-way
for Verdemont Drive contained within Tentative
Tract No. 14687 was never dedicated to the City.
v
Tentative Tract No. 14473/Conditional Use Permit No. 92-16
Tentative Tract No. 14949 (Extension of Time)
Mayor and Common Council Meeting July 6, 1993
Page 2
0 Both subdivisions could be conditioned to acquire
the right-of-way necessary to provide the second
means of access. However, pursuant to the State
Subdivision Map Act Section 66462 . 5, if the
applicant failed to obtain the right-of-way, the
City could not refuse approval of the final map for
failure to meet the condition, and could be
compelled to acquire the right-of-way for the
applicant through negotiation or eminent domain.
The City would have 120 days from the date of the
filing of the final map to acquire the right-of-way
or the condition for right-of-way acquisition would
be deemed waived.
0 The right-of-way for Verdemont Drive does exist
beginning at Magnolia Avenue east to the eastern
edge of Tentative Tract No. 14949 to Magnolia
Avenue, but on the north side of the Muscupiabe
Rancho Line. Both Tentative Tracts 15188 and 14949
were approved with a design to split the right-of-
way, with half on the north side of the Muscupiabe
Rancho Line, and half on the south. The right-of-
way south of the Rancho Line would be acquired
through additional dedication at time of
subdivision of the properties to the south, as was
proposed with Tentative Tract No. 14687 (now
expired) .
0 The applicant has designed Tentative Tract No.
14473/Conditional Use Permit No. 92-16 so that the
alignment of Verdemont Drive matches that approved
for Tentative Tracts 15188 and 14949 (ie. with the
right-of-way split across the Rancho Line) .
However, the applicant does not hold title to the
additional 30 feet on the south of the Muscupiabe
Rancho Line necessary to accomplish this alignment.
Shifting the alignment of Verdemont Drive south 30
feet would require the demolition and removal of a
barn and a portion of a horse corral on the
property to the south. A condition of approval
could be added requiring right-of-way acquisition,
but the City could be compelled to acquire the
right-of-way for the applicant through eminent
domain pursuant to the Subdivision Map Act.
0 Leaving the alignment north of the Rancho line
would necessitate a jog in Verdemont Drive at the
eastern end of TT14473/CUP 29-16 to match the
alignment approved for TT15188 and TT14949.
Tentative Tract No. 14473/Conditional Use Permit No. 92-16
Tentative Tract No. 14949 (Extension of Time)
Mayor and Common Council Meeting July 6, 1993
Page 3
Please see the analysis and attachments contained in Exhibits "C"
and "D" , Staff Reports to the Planning Commission.
OPTIONS AVAILABLE TO THE MAYOR AND COMMON COUNCIL: The Mayor
and Common Council may:
1. Deny both projects based upon the lack of right-of-way
for Verdemont Avenue necessary to provide the second
standard means of access, subject to the attached
Findings of Fact contained in Exhibits "C" and "D" .
2 . Require a condition of approval to be added to both
projects requiring acquisition of the right-of-way for
Verdemont Avenue between Tentative Tract No. 14949 and
Palm Avenue, approving in concept the condemnation of the
right-of-way, if necessary, through eminent domain
pursuant to Section 66462. 5 of the Subdivision Map Act.
3 . Require a condition of approval for Tentative Tract No.
14473/Conditional Use Permit No. 92-16 to design a
transition for the alignment of Verdemont Drive from that
approved for the TT15188 and TT14949, and to maintain the
Verdemont Avenue right-of-way on the north side of the
Muscupiabe Rancho Line to avoid condemnation of the
property to the south and the demolition of the barn and
coral.
4 . Require a condition of approval for Tentative Tract No.
14473/Conditional Use Permit No. 92-16 to acquire the
right-of-way necessary to align Verdemont Avenue from
Magnolia Avenue to the proposed subdivisions on the east
in such a manner as to match the proposed alignments
approved for those tracts; approving in concept the
condemnation of the right-of-way pursuant to Section
66462 .5 of the Subdivision Map Act.
PLANNING COMMISSION RECOMMENDATION:
TENTATIVE TRACT NO. 14473/CONDITIONAL USE PERMIT NO. 92-16 - The
Planning Commission voted 6-0 with 4 absences, to deny the project
based upon the Findings of Fact contained in the Planning
Commission Staff Report, Exhibit "C".
TENTATIVE TRACT NO. 14949 (E%TENSION OF TIME) - The Planning
Commission voted 6-0 with 4 absences to deny the time extension
based upon the Findings of Fact contained in the Planning
Commission Staff Report, Exhibit "D" .
Q
Tentative Tract No. 14473/Conditional Use Permit No. 92-16
Tentative Tract No. 14949 (Extension of Time)
Mayor and Common Council Meeting July 6, 1993
Page 4
STAFF RECOMMENDATION:
TENTATIVE TRACT NO. 14473/CONDITIONAL USE PERMIT NO. 92-16 - Staff
recommends that the Mayor and Common Council deny the appeal and
deny Tentative Tract No. 14473/Conditional Use Permit No. 92-16,
based upon the Findings of Fact contained in Exhibit "C" .
TENTATIVE TRACT NO. 14949 (EXTENSION OF TIME) - Staff recommends
that the Mayor and Common Council deny the appeal and deny the
extension of time for Tentative Tract No. 14949, based upon the
Findings of Fact contained in Exhibit "D" .
Prepared by: Michael R. Finn, Associate Planner
For: Al Boughey, Director, Planning and Building Services
EXHIBITS: A - Location Map and Area Tracts and Status
B - Applicant's Appeal Letter
C - Tentative Tract No. 14473/Conditional Use Permit
No. 92-16 Planning Commission Staff Report and
Attachments
D - Tentative Tract No. 14949 (Extension of Time)
Planning Commission Staff Report and Attachments
ATTACHMENT "A"
rAN'D OF SAN BERNARDINO PLANNING AGENDA
ITEM #
BUILDING SERVICES DEPARTMENT
CASE TT 14473/CUP 92-16
LOCATION HEARING DATE 9 7 /6/g i
:: . _
I
TT 14473 �� TT 15188
°t,q � 9 TT 14949
of
C�
TT 14687
E-c TT 14400 \ q
4ryC 0 r
y 1'
1 -
0 if
1
b
5
t E•r
. T Jr
f
ma^,,,OF P,,,,� PLAl�ltt NICE t OF 1 1
AREA TRACTS AND STATUS
Tract Number No. Lots Expiration Date Status
TT14473 38 N/A
TT15188 39 9/17/93 Approx. 5 months
remain of original
approval . Cond. for
access acquisition/
improvement.
TT14949 21 2/5/93
TT14687 22 8/21/92 Expired
TT14400 24 11/21/93 Approx. 6 months
remain of 1st EOT
ISSUES
1. TT14473 , TT15188, and TT14949 do not have a second means of
access (with expiration of TT14687) . Primary access via
existing unimproved right-of-way on Magnolia north of Ohio and
along Verdemont Drive to TT14473 . Conditioning projects for
the access could result in City using imminent domain to
acquire right-of-way east of TT14949 to Palm Avenue if owners
unable to do so.
2 . Right-of-way of Verdemont Drive proposed by TT14473 , TT15188,
TT14949, and the now expired TT14687 has one half of right-of-
way on the north of and one half on the south of the
Muscupiabe Rancho Line. Existing right-of-way for Verdemont
Drive from TT14473 west to Magnolia is all located on the
north side (full width) of the Muscupiabe Rancho Line.
Approval would necessitate either accepting right-of-way
mismatch, or conditioning TT14473 to acquire the necessary
right-of-way to Magnolia Avenue on the south side of the
Muscupiabe Rancho Line. Conditioning for right-of-way could
result in City again using imminent domain to acquire the
right-of-way if the owners are unable to do so.
ATTACHMENT "B"
J O S E P H E . B O N A D I M A N & AS IS OGC II A rT EE S , E I N C.
C p N S U L T I N C Fifty-One Years Of
Joseph E. Bonadiman, P.E. 1903 - 1990 Engineering Innovations
Charles F. Bonadiman, L.S. 1139B- 19116
May 26, 1993
Mayor & City Council
City of San Bernardino
San Bernardino, CA
With this letter I wish to appeal the City Planning Commission's denial of our
request for extension of Tentative Tract No. 14949 and the denial of a tentative tract for
Map no. 14473. Both these tracts were items on last week's Planning Commission
Agenda, appearing as items number 5 and 6.
The principle reasons for the denial of these tracts had to do with access and the
requirements for that access, and City Council policy.
We wish to use this appeal to present to the City Council our argument for the
reversal of the Planning Department's recommendation. We feel that our reasons are
solidly backed by not only the physical nature of the property and the City's General
Plan, but also by State law in the form of the Subdivision Map Act.
We have been informed by the Planning staff that these two items will be
accepted as one in that the reasons for denial are similar. Therefore, we are inclosed
ony one appeal fee with this request.
Thank you for your positive action on this request.
7 Sin y,
Joseph . Bonadiman
P1ngCmsn
250 S. LENA ROAD - MAILING ADDRESS: P.O. BOX 5852 -SAN BERNARDINO,CA 92412 PHONE: (909)885-3806 FAX(909) 381-1721
ATTACHMENT "C"
CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT AGENDA ITEM X65
HEARING DATE 5 / 18/93
SUMMARY WARD 5
APPLICANT:Bonadiman Engineers
TENTATIVE TRACT NO. 14473 P .O. Box 5852
W AND CONDITIONAL USE PERMIT San Bernardino, CA 92412
U) . 92-16 Vemon Ltd.
NO
Q OWNER:
U 659 Grant Street
Upland, CA 91768
An application to subdivide 25 .8 acres into 38 single-family
lots in the RL, Residential Low and HMOD, Hillside
WManagement Overlay District.
p approximately
IQ Located north of the Muscu iabe Rancho Line, app y
200 feet east southeast of the termination of Magnolia
Avenue.
W
Q
Q
EXISTING GENERAL PLAN
PROPERTY LAND USE 70NING DESIGNATION
Subject Vacant RL & HMOD Residential Low &
Hillside Management
Overlay District
North Vacant RC Resource Conversation
Cus. Forest
South Single Family Homes RL Residential Low
East Vacant RL Residential Low
West Vacant RL Residential Low
GEOLOGIC/SEISMIC �[03 YES FLOOD HAZARD ❑ YES ❑ ZONE A SEWERS: YES
HAZARD ZONE: N O ZONE: NO ❑ ZONE B ❑ NO
CH=LRD !XN YES AIRPORT NOISE/ ❑ YES =PROJECT OPMENT ❑ YES
ONE: O CRASH ZONE: NO AREA:
XX NO
___J
J ❑ NOT NTOTENTIAL SIGNIFICANT Z ❑ APPROVAL
Q APPLICABLE EFFECTS WITH O
MITIGATING MEASURES ❑ CONDITIONS
NO E.I.R. Q
W (!) LLL L a
2 Z ❑ EXEMPT ❑ E.I.R. REQUIRED BU T NO Z )G DENIAL
Z SIGNIFICANT EFFECTS Q W
WITH MITIGATING 7
0 N Z MEASURES O El CONTINUANCE TO
Z ❑ NO SIGNIFICANT ❑ SIGNIFICANT EFFECTS
W EFFECTS SEE ATTACHED E.R.C. W
MINUTES
urr OF aM �ioMO PLAN-9.02 PAGE 1 OF 1 (4-90)
cex+nu vwrrtma88WGES
AGENDA ITEM #5
HEARING DATE 5-18-93
WARD 5
PAGE 1
REQUEST
The applicant requests the approval of Tentative Tract No. 14473
and Conditional Use Permit No. 92-16, to subdivide 25. 8 acres into
38 single-family lots in the RL, Residential Low and HMOD, Hillside
Management Overlay Districts.
LOCATION
The subject site is located north of the Muscupiabe Rancho Line,
approximately 200 feet east southeast of the termination of
Magnolia Avenue (See Location Map Attachment "C") .
CALIFORNIA ENVIRONMENTAL QUALITY ACT
An Initial Study for the proposal was prepared by staff and
presented to the Environmental Review Committee (ERC) on July 22,
1992 . The ERC proposed a Mitigated Negative Declaration. The
ERC's proposal was made with the understanding that project design
was subject to minor revisions and that the outstanding access
issues would be resolved. The Initial Study was made available for
public review and comment from July 9, 1992 to July 29 , 1992 . No
comments were received.
BACKGROUND
The proposal was presented to Development Review Committee (DRC) on
July 22, 1992 . The DRC did not clear the project for hearing
because of unresolved access issues. Specifically, the project
proposes to take access from future Verdemont Drive via either Palm
Avenue or Magnolia Avenue, and insufficient right-of-way exists to
pave Verdemont Drive between Magnolia and Palm.
In an effort to resolve the outstanding access issue, Engineering
and Planning staff met with the applicant on August 11, 1992 , and
then with Henry Empeno of the City Attorney's Office on August 21,
1992. None of the issues have been resolved as a result of those
meetings.
By October, the access issue had remained unresolved. California
State Government Code Section 65950 requires that projects must be
approved or denied within 6 months of being deemed complete. The
projects had been deemed complete on May 29, 1992 , giving the City
until November 29, 1992 to act upon the projects. Pursuant to
Section 66451. 1(a) of the Subdivision Map Act, the time limits for
acting on maps may be continued by mutual consent of the subdivider
and the City. However, the applicant was unwilling to consent to
waive the time limits for processing the map, and the projects were
AGENDA ITEM #5
HEARING .DATE 5-18-93
WARD 5
PAGE 2
scheduled for hearing by the Planning Commission on November 4 ,
1992 .
On October 23 , 1992 , the applicant changed his position and
requested a waiver of the time limits until January 30, 1993 . As
a result, at the Planning Commission meeting of November 4 , 1992 ,
the Planning Commission continued the projects until January 5,
1993 to allow staff to work with the applicant to resolve the
issues.
By December 3 , 1992 , it had become apparent to the applicant that
the issues would not be resolved by either the January 5, 1993
Planning Commission meeting or by January 30, 1993 . The applicant
requested a waiver of the time limits until March 30, 1993 and a
continuance from the January 5, 1993 Planning Commission meeting.
On January 5, 1993 , the Planning Commission continued the projects
for an indefinite period with direction to staff to renotice for
any future hearings.
On January 20, 1993 Vemon Limited, the project owner, indicated
that Bonadiman Engineering would no longer be acting as the project
applicant and that Bonadiman Associates would be taking over the
projects as the applicant and representative for the owner. On
March 11, 1993 , Bonadiman Associates requested a waiver of the
processing time limits for an unspecified period of time.
It has been over 10 months since the issues were first identified,
6 months since the project was first taken before the Planning
Commission, and over a year that the project has been in process
with the City. However, as of the writing of this staff report,
the outstanding issues remain unresolved, with no evidence of
resolution of any of the issues identified by the City, or any
indication that they will be resolved in the near future.
ANALYSIS
Proposal
Tentative Tract No 14473 and Conditional Use Permit No. 92-16
propose to subdivide 25.8 acres into 38 single-family lots.
Proposed lots range in size from 9, 375 square feet to 18, 832 square
feet. Approximately 10 of the lots are proposed to be located
within the Hillside Management Overlay District.
Site and Area Characteristics
The site is nearly rectangular in shape and is located north of the
Muscupiabe Rancho Line, approximately 200 feet east of the
termination of Magnolia Avenue. The Muscupiabe Rancho Line forms
AGENDA ITEM #5
HEARING DATE 5-18-93
WARD 5
PAGE 3
the southern boundary of the future Verdemont Drive.
The site is bounded on the south by a dirt road (future Verdemont
Drive) . A barn, horse corrals and two single-family homes lie
south of the future Verdemont Drive to the south. The remaining
sides of the property border vacant, undeveloped, residentially
designated land, with the northeastern boundary of the property
abutting the Chestnut debris basin. Elevations on the site range
from about 1,955 feet m.s.l. at the southwest corner of the site to
about 2,580 feet m.s.l. at the northeast corner of the site.
Development Code Consistency
The smallest lot proposed is Lot 13 which is 9, 375 square feet in
area. The average lot size for the subdivision is 11, 902 square
feet. Pursuant to General Plan Policy 1. 10.30 and Development Code
Section 19.04 . 030 (1) the minimum lot size permitted in the
Residential Low land use designation is 10,800 square feet. Lot
13, therefore does not comply with the minimum lot size standards
of either the General Plan or the Development Code.
Since the access issues could ultimately affect project circulation
and design, subjecting the subdivision map to further revisions,
the project has not been completely reviewed against the
Development Code. Any conclusions other than those issues
previously discussed above relating to Development Code consistency
cannot be made. Hence the necessary Findings for project approval
cannot be made.
Access
The subdivision is proposed to take access from the future
Verdemont Drive via either Magnolia Avenue or Palm Avenue. At
present, only part of the necessary dedicated right-of-way for
Verdemont Drive exists between Palm and Magnolia. The eastern most
portion of the Verdemont Drive right-of-way between the tract and
Palm Avenue does not exist (specifically, that portion to the east
of Tentative Tract 14949, see Attachment "C") . The western most
part of the right-of-way, between the tract and Magnolia Avenue
exists north of the Muscupiabe Rancho line, but is not improved.
Without the full length of right-of-way along Verdemont Drive
between Magnolia and Palm Avenues, the proposed subdivision has
only one means of access. This was discussed at DRC meeting of
July 22, 1992.
Pursuant to Development Code Section 19 .30. 200 (6) , a tentative
tract or parcel map shall provide for at least two different
standard means of access. Without the full right-of-way for
Verdemont Drive between Magnolia Avenue and Palm, Tentative Tract
AGENDA ITEM #5
HEARING DATE 5-18-93
WARD 5
PAGE 4
No. 14473 does not provide for the required two different standard
means of access and is not consistent with the Development Code.
The project could be conditioned to acquire the necessary Verdemont
Drive right-of-way to provide the second means of access prior to
recordation of the Final Map. Of concern however, is that if such
a condition were placed on Tentative Tract No. 14473 and
Conditional Use Permit No. 92-16, the City might be forced to
acquire the necessary right-of-way for the subdivider through the
process of eminent domain. Specifically, under the State
Subdivision Map Act Section 66462 .5, should the subdivider fail in
his efforts to obtain the necessary right-of-way for Verdemont
Drive under a project condition of approval, the City must acquire
the necessary right-of-way for the owner or applicant through
negotiation or eminent domain proceedings. Based upon these
concerns, the DRC did not clear the project for hearing by the
Planning Commission and requested Planning and Public works staff
to meet with the applicant to resolve the issue.
As noted previously, staff was unable to resolve the issues. Some
of the points raised by the applicant at the meeting of August 11,
1992 are discussed in detail below.
Other Tracts - Similar Circumstances
At staff's meeting with the applicant on August 11, 1992 , the
applicant cited Tentative Tract No. 15188 as an example of a
subdivision that had been approved with a condition requiring the
subdivider to provide and improve two standard means of access when
the right-of-way did not exist. Of significance is that Tentative
Tract No. 15188 is located immediately adjacent to Tentative Tract
No. 14473 on the east, and is also dependent upon Verdemont Drive
via Magnolia and Palm Avenues for access. Staff researched and
confirmed the existence of such a condition on Tentative Tract No.
15188. Hence, the potential already exists for the City to be
forced to acquire the Verdemont Drive right-of-way through
negotiation or eminent domain, should the subdivider of Tentative
Tract No. 15188 fail in his efforts to obtain it.
Tentative Tract No. 15188 was approved on September 17 , 1991. No
Final Map has been filed to date. Considering the present economic
climate and the fact that less than 4 months remain of the original
approval of Tentative Tract No. 15188, the City may never be forced
to acquire the right-of-way for Verdemont Drive through eminent
domain as a result of conditions placed on that subdivision. On
the other hand, the City would be at risk for having to use eminent
domain an additional 20 months beyond the 4 months that remain on
Tentative Tract No. 15188, is a similar condition of approval were
placed on Tentative Tract No. 14473 and Conditional Use Permit No.
92-16.
AGENDA ITEM #5
HEARING DATE 5-18-93
WARD 5
PAGE 5
In more recent actions, on Tentative Tract No 15228 for example,
the Mayor and Common Council have indicated that they do not want
to put the City in a position where the City has to acquire the
right-of-way or easements through eminent domain.
Timing
Other than Tentative Tract No. 15188 , no other development of the
magnitude or density of the proposed project has been proposed in
the immediate vicinity of the project site. Most other similar
development has occurred east of the Chestnut Equestrian Trail,
almost 1/4 of a mile to the east south east of the project site.
Very little development other than Tentative Tract No. 15188 and
the subject project have been proposed north of the Muscupiabe
Rancho Line (future Verdemont Drive) .
It is inevitable that the development of area will continue to the
west toward the subdivision site. The lack of sufficient right-of-
way to improve Verdemont Drive may be a result of project timing
since development tends to provide the right-of-way and
infrastructure necessary for further development. As development
continues to the west, the necessary right-of-way to extend
Verdemont Drive between Magnolia and Palm will likely become
available.
CONCLUSION
The proposed subdivision is not consistent with the Development
Code in that the subdivision does not provide for the required two
means of access required by the Development Code for subdivisions.
In addition, the project has not been completely reviewed for
General Plan and Development Code Compliance, pending resolution of
the assess issue. The applicant has not provided any documentation
of efforts made to acquire the right-of-way on Verdemont Drive
necessary to provide the two standard means of access required by
the Development Code. The project could be conditioned to acquire
the necessary right-of-way prior to map recordation, but if "the
subdivider failed in his efforts to acquire the necessary right-of-
way, the City would be compelled under the Subdivision Map Act
(Section 66462 . 5) to acquire it under eminent domain.
AGENDA ITEM #5
HEARING DATE 5-18-93
WARD 5
PAGE 6
RECOMMENDATION
Staff recommends that the Planning Commission deny Tentative Tract
No. 14473 and Conditional Use Permit No. 92-16 based upon the
Attached Findings of Fact (Attachment "A") .
R$sec ully ubmitted
A
D ng and Building Services
Michael R. Finn
Associate Planner
Attachment "A-1" - Tentative Tract Findings of Fact
Attachment "A-2" - Conditional Use Permit Findings of Fact
Attachment "B" - Tentative Map
Attachment "C" - Location Map
4
ATTACHMENT "A-1"
TENTATIVE TRACT FINDINGS OF FACT
1.. The proposed map is consistent with the General Plan, in that
the proposal conforms to the standards concerning
distribution, location, and extent of uses covered by the
General Plan.
2 . The design of the proposed subdivision is not consistent with
the General Plan, in that the proposal does not conform to the
standards specified for the RL, Residential Low land use
designation. Whereas the General Plan requires a minimum lot
size of 10, 800 square feet, the subdivision proposes a minimum
lot size of 9,375 square feet.
3 . The site may be physically suitable for the type of
development, in that lots could be created that meet the
minimum lot standards specified by the Development Code in
terms of area, width, and depth. However, the proposed
subdivision does not meet these the minimum lot area standards
as noted in Finding No. 2 .
4. The site is physically suitable for the proposed density of
development, in that the site is of sufficient size to
accommodate the proposed subdivision at a density of 1.47
units to the acre.
5. The design of the subdivision is not likely to cause
substantial environmental damage, or substantially and
unavoidably injure fish or wildlife or their habitat, in that
an Initial Study was prepared based on the assumption that the
access issue would be resolved and the environmental impacts
associated with the project have been mitigated or reduced to
a level of insignificance.
6. The design of the subdivision might cause serious public
health problems, in that two standard means of ingress/egress
have not been provided to the residential lots created.
7. The design of the subdivision will not conflict with any
easements, acquired by the public at large, for access through
or use of, property within the proposed subdivision.
ATTACHMENT "A-2"
CONDITIONAL USE PERMIT FINDINGS OF FACT
1. The proposed subdivision is a permitted use within the RL,
Residential Low and HMOD, Hillside Management Overlay
District, although the project as proposed does not comply
with all of the applicable provisions of the Development Code
as noted elsewhere in these findings.
2 . The proposed subdivision could impair the integrity and
character of the land use district in which it is to be
located, in that infrastructure or right-of-way necessary for
development of the subdivision has not been provided.
3. The subject site is physically suitable for the type and
intensity of land use being proposed, in that the site can
likely accommodate the proposed subdivision in conformance
with applicable Development Code Standards. However, as
designed the subdivision does not conform to these standards.
4. The proposed use is compatible with the land uses presently on
the subject property, in that the site is not developed and is
designated for single-family residential development.
5. The proposed subdivision will be compatible with existing and
future land uses in the general area in which the proposed use
is located, in that the proposal is compatible with the
surrounding vacant residentially designated land and
residential land uses.
6. The proposed use is not compatible in scale, mass, coverage,
density and intensity with all adjacent land uses, in that the
proposed subdivision does not conform with all applicable
Development Code standards. The minimum lot size proposed
does not meet the minimum lot area standards specified by the
Development Code for the RL land use district.
7 . 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 proposed project has been reviewed by the agencies
responsible for providing these services and none of them has
indicated an inability to provide services to the site.
8. There will not be adequate provisions for public access to
serve the proposed subdivision, in that right-of-way for
Verdemont Drive necessary to provide the two standard means of
access required by Development Code Section 19. 30.200 (6) to
serve the site has not been provided.
9. There may be harmful effects upon desirable neighborhood
characteristics, in that the conditions of approval necessary
to mitigate such harmful effects have not been provided.
10. A market/feasibility study is not required for a project of
this type.
11. The proposed use is not consistent with the General Plan, in
that it does not comply with the minimum lot standards for the
RL land use district specified by the General Plan.
12. There will not be significant harmful effects upon
environmental quality and natural resources, in that
development will occur according to the conditions of approval
and standard requirements contained in this staff report.
13 . The negative environmental impacts of the proposed use are
mitigated, in that an Initial Study was prepared based on the
assumption of resolution of the access issues and the
environmental impacts associated with the project can be
mitigated or reduced to a level of insignificance once the
access issues are resolved.
14. The proposed location, size, design, and operating
characteristics of the proposed use could be detrimental to
the public interests, health, safety, convenience, or welfare
of the City, in that two standard means of access have not
been provided for the subdivision.
Q
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AGENDA
CITY OF SAN BERNARDINO PLANNING ITEM# 5
(AND BUILDING SERVICES DEPARTMENT CASE TT 14473 , CUP 92-1
LOCATION HEARING DATE 5 / 18 /93
I -
SITE TT 15118
,
T/14949
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ATTACHMENT "D"
CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT AGENDA ITEM #6
SUMMARY HEARING DATE 5 / 18 /93
WARD 5 000
APPLICANT: Joseph E . Bonadiman & Ass c
P 0 Box '5852
W San Bernardino , CA 92412
Q Tentative Tract No . 14949
(Extension of Time) OWNER: Vemon Ltd .
U 659 Grant Street
Upland , CA 91786
The applicant requests a one year extension of time , from
February 5 , 1993 until February 5 , 1994 , for Tentative Tract
W No . 14949 for a 21 unit single family development located on
W the north side of the proposed Verdemont Drive , about 1 ,400
(J feet easterly of Magnolia Avenue .
W
W
Q
EXISTING GENERAL PLAN
PROPERTY LAND USE ZONING DESIGNATION
Subject Vacant RL Residential Low
North
South
East
West
GEOLOGIC/SEISMIC ❑ YES CFL O OD HAZARD E)cYES E] ZONE A SEWERS: El YES
HAZARD ZONE: �] NO ONE: ❑ NO ❑ ZONE B ❑ NO
HIGH FIRE ER YES AIRPORT NOISE/ ❑ YES REDEVELOPMENT ❑ YES
HAZARD ZONE: ❑ NO CRASH ZONE: PROJECT AREA:
® NO ® NO
Q ❑ NOT POTENTIAL SIGNIFICANT Z El APPROVAL
APPLICABLE EFFECTS WITH O
MITIGATING MEASURES
Z N NO E.I.R. Q ❑ CONDITIONS
2 Z ❑ EXEMPT ❑ E.I.R. REQUIRED BUT NO W Z ] DENIAL
O C W
SIGNIFICANT EFFECTS Q
WITH MITIGATING H M
M � MEASURES N M ❑ CONTINUANCE TO
Z ❑ NO SIGNIFICANT ❑ SIGNIFICANT EFFECTS U
W EFFECTS SEE ATTACHED E.R.C. W
MINUTES
CrTY OF arN BEFVMROINO PLAN-9.02 PAGE t OF t (4.90)
CEMRALPF1NnN 8EFMGES
`V
Tentative Tract No. 14949
Extension of Time
Agenda Item• #6
Hearing Date: 5-18-93
Page 1
APPLICANT: Joseph C. Bonadiman & Associates
P.O. Box 5852
San Bernardino, CA. 92412
Owner: Vemon Ltd.
659 Grant Street
Upland, CA. 91786
REQUEST
Under the authority of Development Code Section 19 .66. 170, the
applicant requests a one-year extension of time, from February 5,
1993 until February 5, 1994, for Tentative Tract No. 14949, an
application to subdivide approximately 8. 03 acres into 21 single-
family lots.
SITE LOCATION
The site consists of an irregularly shaped parcel of land
consisting of 8.03 acres having a frontage of about 695 feet on the
north side of the proposed Verdemont Drive and located about 1,400
feet easterly of the centerline of Magnolia Avenue. The site is
located in the RL, Residential Low, General Plan land use
designation with a minimum lot size of 10,800 square feet.
BACKGROUND
The tentative tract was approved originally by the Planning
Commission on February 5, 1991. The findings of consistency were
based upon conformance with the General Plan, the Urgency
Ordinance, and Title 18 of the Municipal Code (See Original Staff
Report, Attachment 11411) . A variance was granted because of the
length of the cul-de-sac streets; however, the variance is no
longer needed because of new requirements in the Development Code.
The applicant is requesting the time extension since processing of
the final map was delayed because of the economy (see Letter of
Request for the Time Extension, Attachment 11311) .
ANALYSIS
DEVELOPMENT CODE AND GENERAL PLAN
The tentative map has been reviewed by staff for consistency with
the subdivision requirements in the Development Code. The proposed
subdivision meets all applicable Development Code requirements
except for the issues of access and perimeter walls.
Tentative Tract No. 14949
Extension of Time
Agenda Item
Hearing Date: 5-18-93
Page 2 -
Access to the proposed subdivision will be provided by the future
Verdemont Drive via Magnolia Avenue to the west and Palm Avenue to
the east. At present, only part of the necessary dedicated right-
of-way for Verdemont Drive exists between Palm and Magnolia. The
eastern most portion of the Verdemont right-of-way between this
tract and Palm Avenue does not exist. In addition, only a portion
of the right-of-way to the west, that portion west of TT 14473,
exists but it is unimproved. Without the full length of right-of-
way along Verdemont between Magnolia and Palm avenues, the proposed
subdivision will not have two means of dedicated access. The
proposed northerly extension of Chestnut Avenue from Ohio to the
future Verdemont is proposed to be vacated and to be used as a
trail.
Pursuant to Development Code Section 19.30.200 (6) , a tentative
tract or parcel map shall provide for at least two different routes
for ingress and egress. Without the full length of right-of-way
between Magnolia Avenue and Palm Avenue, the proposed tentative map
does not have the two means of access. The tentative map, however,
has been conditioned to require that two standard means of access-
be provided prior to the issuance of building permits. In similar
situations there has been a concern expressed that the City might
be forced to acquire the necessary right-of-way for the subdivider.
Specifically, under the State Subdivision Map Act Section 66462.5,
should the subdivider fail to obtain the necessary right-of-way
along Verdemont Drive from the subject tract to Palm Avenue, the
City would have to acquire the necessary right-of-way for the
subdivider through either negotiations or eminent domain. The
Mayor and City Council have taken a position that they do not want
the City to be in a position which would require the City to
acquire right-of-way for private developments.
Regarding the issue of perimeter walls, the City's subdivision
standards did not require perimeter walls when the map was
originally approved, although, because of biological constraints,
a decorative blockwall was required along the westerly property
line. The Development Code subdivision standards now requires
additional perimeter walls along the northerly and easterly
property lines so that each lot located on the exterior boundary of
the subdivision shall have a wall adequate to prevent access
between the lot and the adjacent properties. In addition,
perimeter walls are required to be decorative in nature as
stipulated by the Residential Design Guidelines and the Property
Development Standards of the Development Code.
�,v "ems►
Tentative Tract No. 14949
Extension of Time
Agenda Item• #6
Hearing Date: 5-18-93
Page 3
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
The Negative Declaration and Mitigation Monitoring and Reporting
Program were adopted by the Planning Commission at the time of
project approval (See Original Staff Report, Attachment 11411) .
Staff has reviewed the Initial Study and environmental documents
and has concluded that no changes in environmental conditions or
circumstances have occurred since the original approval and that
the previous Mitigated Negative Declaration and Mitigation
Monitoring and Reporting Program are still valid.
DEVELOPMENT REVIEW COMMITTEE
The Development Review Committee (DRC) reviewed the request at its
April 8, 1993 meeting. At the DRC meeting, the Building Services
Division, Police, Fire, Public Works/Engineering and Water
Departments all reviewed the Standard Requirements provided for the
original approval. The DRC also reviewed the lack of two means of
dedicated access to the proposed subdivision. Given the Mayor and
Common Council's concern, the Committee recommended to the Planning
Commission that the time extension request be denied unless the
access issue can be resolved. If the issue were resolved, the DRC
indicated it would recommend approval of the time extension with an
added condition to require decorative perimeter walls.
CONCLUSION
The proposed subdivision lacks the two means of access for
subdivisions as required by the Development Code. The original map
was conditioned to require the acquisition of the additional right-
of-way and could be so conditioned for the time extension.
However, the City would be compelled under the Map Act to acquire
the right-of-way if the developer were not able to do so. As it is
Council policy to not put the City in this position, the extension
of time request must be denied.
, ^ Tentative Tract No. 14949
Extension of Time
Agenda Item• #6
Hearin Date: 5-18-93
Page
RECOMMENDATION
Staff recommends that the Planning Commission deny the request for
an.Extension of Time for Tentative Tract No. 14949 for a period of
one-year, from February 5, 1993 to February 5, 1994 , based on the
and Findings of Fact (Attachment 11211) .
Respectfully Submitted,
0ecLF-ing
and Building Services
Oohn W. Lampe
Assistant Planner
ATTACHMENTS: "1" - Development Code and General Plan Conformance
112" - Findings of Fact
113" - Letter of Request for Time Extension
114" - Original Staff Report including Attachments
115" - Site Vicinity and Land Use Designation Map
Tentative Tract No. 14949
Extension of Time
Agenda Item• #6
Hearing Date: 5-18-93
Page 1
ATTACHMENT 111"
DEVELOPMENT CODE AND GENERAL PLAN CONFORMANCE
Development General
Category Proposal Code Plan
Permitted Use Single-Family Permitted Permitted
Subdivision
Lot Size 10,800 s. f. 10,800 s. f. 10,800 s. f.
minimum minimum minimum
Lot Width
Interior Lot 80 feet 80 feet N/A
minimum minimum
Corner Lot 88 feet 88 feet N/A
minimum minimum
Lot Depth 100 feet 100 feet N/A
minimum minimum
Density 2 . 62 du/ac 3. 1 du/ac 3. 1 du/ac
D
Tentative Tract No. 14949
Extension of Time
Agenda Item: #6
Hearing Date: 5-18-93
Pacte 1
ATTACHMENT 112"
FINDINGS OF FACT
1. The proposed map is not consistent with the General Plan, in
that it can not be ensured that adequate infrastructure in the
form of two means of access can be provided.
2 . The design of the proposed subdivision is not consistent with
the General Plan, in that the proposal does not conform to the
standard of providing for two means of access.
3 . The site is not physically suitable for the type of
development, in that two means of access are not provided.
4 . The design of the subdivision might cause serious public
health problems, in that two standard means of ingress/egress
have not been provided to the proposed residential lots.
4"*1 ATTACHMENT "3"
JOSEPH E . BONADIMAN & ASSOCIATES , INC .
E N G I N E E R I N G A R C H I T E C T U R E P L A N N I N G
250 S.LENA RD. • SAN BERNARDINO,CALIFORNIA • MAILING ADDRESS:P.O.BOX 5852 • SAN BERNARDINO,CA 92412•{714)885-3806
,7anuary 12 1993
Mr. All Doughev
Director of the Denartment of
rlanninR & Buildina Services
300 N. "D" Street
San Bernardino CA 92415
RE:- Tentative Tract 'tar) #14949
Dear Mr. Boughey
with this letter we respect-Fully request a one year extension to Tentative
Tract Dian #14949. Due to the poor housing market and aggravated by the
deep recession that we find ourselves in; we have not been able to proceed
with this Tract. As I'm sure you're aware, it is virtually impossible in
our area to borrow money fcr the development of tracts.
Our clients; Vernon Ltd Partnership, is diligently proceeding to develop the
tract, however, due to the above described circumstances have not been able
to at this time. The one year extension will allow additional time for our
clients to find necessary financing and/or to find a developer who can obtain
1 that financing to develop the property.
Thank I►ou for your consideration of this request.
Sincerely,
J e E. Bonadi & Associates, Inc.
Jose h C Bonadiman, P.E.
JCB/sQ
NNI&low,
f ATTACHMENT "4"
CITY OF SAN BERNARDINO PLANNING
C) AND BUILDING SERVICES DEPARTMENT AGENDA ITEM 8
SUMMARY HEARING DATE 2-5-91
WARD 5
APPLICANT: J.E. Bondiman & Associates
250 S. Lena Road
W San Bernardino, CA 92108
N
Q tentative Tract 14ap No. 14949 OWNER: Dr. Huang Vemon Limited
U 659 Grant Street
land, CA 91786
Zb subdivide approximately 8.03 acres into 21 single family residential
lots. The subject site is located on the north side of proposed Verdemont
N
W Drive at the northerly terminus of Chestnut Avenue.
D
W
Q
W
Q
Q
EXISTING GENERAL PLAN
PROPERTY LAND USE ZONING DESIGNATION
Subject Vacant RL Residential Low
North Vacant RL Residential Low
South Vacant RL Residential Low
Fast Vacant RL Residential IoW
Bdest Vacant RL Residential Low
GEOLOGIC!SEISMIC ❑ YES FLOOD HAZARD [3 YES (3 ZONE A SEWERS: YES
HAZARD ZONE: $] NO ZONE: ❑ NO ❑ ZONE B ❑ NO
H HIGH FIRE � YES AIRPORT NOISE/ ❑ YES REDEVELOPMENT ❑ YES C r'--�AZARD ZONE: ❑ NO CRASH ZONE: � � OJECT AREA:
� NO
J • ❑ NOT (� POTENTIAL SIGNIFICANT = PR
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PLAN-9A2 PAGE t OF 1 (� 1
vw`wm+ag
ti
CITY OF SAN BERNARDINO PLANNING CASE TT 14949
AND BUILDING SERVICES DEPARTMENT
AGENDA ITEM 8
OBSERVATIONS HEARING DATE 2-5-91
PAGE 2
REQUEST
The applicant requests approval of Tentative Tract Map 14949
to create a 21 lot single family subdivision on approximately
8 . 03 acres. The site is designated RL, Residential Low.
LOCATION
The subject property is an irregularly shaped parcel of land
in the Verdemont area, located on the north side of proposed
Verdemont Avenue at the northerly terminus of Chestnut Avenue
(Attachment K) .
CALIFORNIA ENVIRONMENTAL QUALITY ACT STATUS
An Initial Study was prepared by staff and presented to the
Environmental Review Committee (ERC) on December 20, 1990. A
Mitigated Negative Declaration was recommended. The Initial
Study was made available for public review and comment from
December 27, 1990 to January 17, 1991. No comments were
received regarding the proposal (See Attachment E) . A
Mitigation Monitoring and Reporting Program has been prepared
for the proposed subdivision (Attachment F) .
BACKGROUND
The project was reviewed by the Development Review Committee
(DRC) on December 6, 1990 and December 20, 1990. Revisions
were requested and the project gained a recommendation for
approval to the Planning Commission on November 20, 1990.
Staff had concerns with the proposed cul-de-sac lengths.
Street A is approximately 395 feet in length and Street B is
approximately 630 feet long. The Verdemont area standards
for property in High Fire, Zone B restrict cul-de-sac lengths
to 350 feet. Staff directed the applicant to revise the map
to shorten the cul-de-sacs. The applicant did not revise the
map. Therefore, staff informed the applicant that a variance
would be required. An application for a variance was sub-
mitted (Attachment I) . In addition, a letter of support from
the Fire Marshal was also submitted. The Fire Department
supports the variance if the homes beyond the 350 foot cul
de-sac length are equipped with automatic fire sprinklers.
The DRC also supports the variance since the proposed
Development Code is less restrictive and would allow for 500
foot cul-de-sacs without a condition for fire sprinklers
(Attachment B) .
GEXTWAL.w.i.oMEM.ae, PLMN4J)B PAGE 1 OF 1 (1 90)
CITY OF SAN BERNARDINO PLANNING CASE TT 14949
AND BUILDING SERVICES DEPARTMENT AGENDA ITEM 8
OBSERVATIONS HEARING PAGE 2-5-91
In addition, Street B is only a temporary cul-de-sac. Staff
as well as the DRC expressed concern with future access in
the foothills. As a result 25 foot half width right-of-way
was required at the northeast portion of the site. Future
subdivisions to the north and east will also be required to
dedicate land for this road connection.
Another concern was the requirement in the Verdemont Plan for
the continuation of the Chestnut trail system. The concep-
tual plan for the equestrian trail shows this portion of the
trail along Chestnut Avenue (vacated) north of proposed
Verdemont Avenue, across the foothills to the east to Olive
Avenue. After various consultations with the applicant it
was determined that the trail would be most appropriate in
the existing 25 foot wide Chestnut storm drain easement on
the west.
The 8. 1 acre site is vacant with the exception of a number of
trees and a USGS-designated (United States Geologic Survey)
intermittent blue-line stream at the west property boundary.
The project is also located in the Biological Resources
Management Overlay; an area of archeological concern; the
high wind area; the moderate fire zone; Zone C, and the 100
year flood plain. These environmental concerns have been
discussed extensively in the attached Initial Study. However,
due to their sensitivity biological and water resources
constraints will be discussed below.
ANALYSIS
Lot Characteristics
As mentioned previously, the proposed subdivision is located
in the RL, Residential Low land use designation. The RL
standards require a minimum lot size of 10,800 square feet
with a maximum allowable density of 3.1 units per gross acre.
The proposal consists of lots ranging up to 14,375 square
feet. The proposed density is 2.6 dwelling units to the
acre.
rnwr..a PL,AN-8D8 PAGE 7 OF 1 Iar90)
CITY OF SAN BERNARDINO PLANNING CASE TT 14949
'+ AND BUILDING SERVICES DEPARTMENT
AGENDA ITEM 8
OBSERVATIONS HEARING DATE 2-5-91
PAGE 4
Access and Circulation
Two means of access conforming to Chapter 18.40. 160 of the
Municipal Code shall be provided for this project. Each
access shall be a minimum of 24 feet wide, paved, and
dedicated. This may require acquisition of off-site right-
of-way. The primary means of access to the subdivision is
provided via proposed Verdemont Avenue from Palm Avenue and
Magnolia Avenue. The lots are accessed by proposed Streets A
and B. A minimum of 28 feet of pavement is required on
proposed Verdemont Avenue adjacent to the site. Palm Avenue
is paved and partially improved. Tentative Tract 14687 to
the east was approved by the Commission and is conditioned to
provide that portion of Verdemont Avenue. This will provide
the primary means of access for this subdivision. Secondary
access will be provided via the extension of Verdemont Avenue
to the west south to Magnolia Avenue. If Tentative Tract
14687 does not construct Verdemont Avenue to Palm Avenue,
Tract 14949 is required to construct that portion in order to
provide two means of access. A Condition of Approval has
been added requiring all standard means of access to be paved
and improved per Engineering Department Standard Requirements
prior to the issuance of building permits for construction of
homes on the subdivision.
City and State Requirements
The proposed subdivision map is consistent with the provis-
ions of Title 18 of the Municipal Code and the Subdivision
Map Act of the State of California, in that each lot is of
sufficient size, width and depth and all lots front on a
dedicated street.
Compatibility
The site is surrounded by vacant residentially designated
land. A single-family subdivision, Tentative Tract 14687, to
the east was recently approved by the Planning Commission. To
ensure compatiblity with the surrounding vacant residentially
designated land and the nearby single-family developments,
the architecture, construction materials, site plans and
floor plans of homes proposed for the subdivision will be
reviewed by the Development Review Committee for approval
under the Review of Plans process prior to the issuance of
any building permits.
° rwnw PLAN-6.36 PACE 1 OF 1
1�1
I 4
CITY OF SAN BERNARDINO PLANNING CASE TT 14949
AND BUILDING SERVICES DEPARTMENT
AGENDA ITEM 8
OBSERVATIONS HEARING DATE 2-5-91
PAGE 5
Traffic
The proposal was reviewed by the City Traffic Engineer who
has indicated that the project-generated traffic would not
significantly impact the streets in the vicinity.
ENVIRONMENTAL CONCERNS
As mentioned previously, the project is located in a number
of environmental constraint areas. However, the most
critical of these constraints are the presence of the USGS
designated blue-line stream.
The west portion of the project site is located in Flood Zone
A and is designated as a USGS blue-line stream (Attachment
G) . A 25 foot easement for the Chestnut storm drain is
located in this stream. The disturbance of the stream for
the storm drain was covered in an agreement with the
Department of Public Works and the Department of Fish and
Game. Since this area would be disturbed for the storm
drain, it was determined that this would also be the most
appropriate location for an equestrian trail. Therefore, a
25 foot easement for the equestrian trail will be dedicated
over the 25 foot wide Chestnut storm drain easement. In
addition, a landscape maintenance District shall be
implemented to maintain landscaping within the existing
Chestnut wash and the Chestnut storm drain easement. The
developer is also required to obtain all necessary permits
and approvals from the Department of Fish and Game and the
Corp of Engineers.
CM CF IEPWMM
GENTPALPFEW"WMEOVOM PLAN-8DB PAGE 1 OF 1 (4-90)
CITY OF SAN BERNARDINO PLANNING CASE TT 14949
AND BUILDING SERVICES DEPARTMENT
AGENDA ITEM 8
OBSERVATIONS HEARING DATE 2-5-91
PAGE �
Furthermore, this west portion of the site is located in the
Biological Resources Management Overlay District. As a
result a biological survey was conducted on the subject site
by Tierra Madre Consultants, Inc. The biologist concluded
that the proposed subdivision would indirectly impact the
stream channel and its associated reparian habitat by
increasing human activity and predatory domestic animals
(housecats) . In order to mitigate these impacts Tierra Madre
recommended the prohibition of grading, fencing, landscaping,
grazing, or other activities or disturbances west of the
western boundaries of lots 1, 2, 3 and 4 . They also
recommended that housecats and off-road vehicles be excluded
from the area by providing a chain link fence on the western
property boundaries of lots 1, 2, 3 and 4 ; on the western
property boundary of the tract; and on the northern boundary
of Verdemont Avenue.
The DRC conditioned the project to provide a decorative block
wall along the western boundaries of lots 1, 2 , 3 and 4 and
to prohibit grading, fencing, or other activities west of the
west boundaries of lots 1, 2, 3 and 4 except for the location
of an equestrian trail in the 25 foot wide Chestnut storm
drain easement.
There are also a number of trees on site which may be removed
due to grading. Each tree removed is required to be replaced
on site with 36" box trees at a 2: 1 ratio in accordance with
the Department of Parks and Recreation.
COMMENTS RECEIVED
City Departments
The City Departments of Building and Safety, Police, Fire,
Engineering and Water, all reviewed the proposal at the
Development Review Committee meetings. The Building and
Safety, Engineering, Fire and Water Departments have attached
Standard Requirements.
Postmaster
The Postmaster has requested that developer identify specific
locations for centralized mail delivery units to the *
satisfaction of the Postal Service and the Public Works
Department. The postmaster further requests that the final
map show easements or other mapped provisions for the place-
ment of centralized mail delivery units.
iwrn6...w n PLANAAA PAr.r in;i ia.901
>r r
CITY OF SAN BERNARDINO PLANNING CASE TT 14949
AND BUILDING SERVICES DEPARTMENT
AGENDA ITEM 8
OBSERVATIONS HEARING DATE 2-5-91
PAGE 7 _J
San Bernardino Unified School District
Current developer fees collected by the district are
inadequate to finance all the costs associated with school
construction. The District requests the establishment of
supplemental fees to finance new school off-site improvements
and a separate fee to generate revenues for purchasing school
sites in the Verdemont/Devore area. The City is currently
investigating the establishment of supplemental developer
fees to fund these off-site improvements. Conditions of
Approval requiring developer participation in any supple-
mental fee program established by the City to help finance
new school off-site improvements, will reduce potential
impacts to a level of insignificance (Attachment H) .
CONCLUSION
Tentative Tract Map 14949 will be compatible with all
surrounding vacant residenitally designated land and nearby
single-family subdivisions excluding the cul-de-sac lengths.
The subdivision meets or exceeds all standards of the
Municipal Code. In addition, it is consistent with the
Subdivision Map Act, CEQA, and the General Plan. The cul-de-
sac lengths will not pose a fire hazard to the subdivision in
that the Fire Department has determined that equipping all
residences beyond the 350 foot cul-de-sac length with automa-
tic fire sprinklers will reduce potential fire impacts to a
level of insignificance.
The proposed parcels are of sufficient size, width, depth and
the project has adequate access. Environmental concerns have
been addressed in the attached Initial Study and recommended
mitigation measures will serve to reduce potential impacts to
a level of insignificance. The ERC has proposed a Mitigated
Negative Declaration.
��
.wrcrwoff"m PLAWSM PAGE 1 OF 1
CITY OF SAN BERNARDINO PLANNING CASE TT 14949
AND BUILDING SERVICES DEPARTMENT
AGENDA ITEM 8
OBSERVATIONS HEARING AGE 2-5$91
RECOMMENDATION
Staff recommends that the Planning Commission:
1. Adopt the Mitigated Negative Declaration;
2 . Adopt the Mitigation Monitoring/Reporting Program
(Attachment F) ; and
3 . Approve Tentative Tract 14949 subject to the following
Findings of Fact (Attachment B) , Conditions of Approval
(Attachment C) , and Standard Requirements (Attachment
D) .
Respectfully submitted,
Lar
tE. Reed, Director
Planning and Building Services
Edalia Olivo-Gomez
Associate Planner
Attachments: A - Municipal Code and General Plan Conformance
B - Findings of Fact
C - Conditions of Approval
D - Standard Requirements
E - Initial Study
F - Mitigation Monitoring/Reporting Program
G - USGS-designated blue-line stream
H - Off Site Improvement
I - Applicant's response to Variance Findings
J - Tract Map
K - Location Map
/das
PCAGENDA
TT149490
•t..WT�.
of•u_n ne or_r.nr. ..ens
ATTACHMENT A
CITY OF SAN BERNARDINO PLANNING CASE TT 14949- _
AND BUILDING SERVICES DEPARTMENT
AGENDA ITEM g
OBSERVATIONS HEARING PAGE
-'991
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
Category Proposal Municipal Code General Plan
Permitted
Use Single- RL, Residential RL
Family Low
Residential
Lot Size 10, 800 sq ft 10, 800 sq. ft. 10, 800 sq.
or More Minimum ft. Minimum
Lot Depth 100 ft. or 100 ft. N/A
More Minimum
Lot Width 80 ft. or 80 ft. N/A
More Minimum
Corner Lot
Width 88 ft. or 88 ft. N/A
More Minimum
Density 2.6 du/acre 3. 1 du/acre 3. 1 du/acre
Maximum Maximum
Frontage on All Lots Required for N/A
dedicated street All Lots
PLAN-YAB PAGE 1 OF 1 µY0)
r�LLdt.i�Ii1217L l�
F Y OF SAN BERNAF►.,sNO PLANNING CASE T'I' 14949
BUILDING SERVICES DEPARTMENT AGENDA ITENDINGS OF FACT HEARING AGE 10-91
1. The requested subdivision is consistent with the minimum
lot development standards of the RL, Residential Low,
land use designation and is consistent with the General
Plan adopted by the Mayor and Common Council on June 2,
1989, in that the density of the proposed tract is 2.6
dwelling units per gross acre while the plan will allow
3 .1 dwelling units per gross acre.
2. All lots created meet Municipal Code requirements in
that they and each rectangular lot has a minimum width
of 80 feet (88 feet on corner lots) and depth of 100
feet. The irregular lots meet Code requirements.
3. The design of the subdivision and proposed improvements
are not likely to cause substantial environmental damage
or cause serious public health problems, in that
development will occur according to the conditions of
approval and standard requirements contained in this
report.
4. The proposed tract meets or exceeds the minimum
requirements of the City's Subdivision Ordinance (Title
18) and the State Subdivision Map Act. All lots will
have frontage on dedicated streets.
5. All' proposed streets meet the minimum requirement of the
Department of Public Works for street improvements.
6. The design of the subdivision will not conflict with
easements acquired by the public at large for access
through or use of property within the proposed
subdivision in that no public agency has stated comments
regarding required easements.
I �
PLAN4,p{ PAGE t OF 1 1�1
CITY OF SAN BERNARDINO PLANNING CASE TT 14949
AND BUILDING SERVICES DEPARTMENT
AGENDA ITEM
FINDINGS OF FACT HEARING D
PAGE ATE
11-
VARIANCE FINDINGS (Section 19.74.020 SBMC)
1._ There are exceptional or extraordinary circumstances or
conditions applicable to the property involved, or to
the intended use of the property, which do not apply
generally to other property in the same zoning district
and neighborhood in that the property to the north is
undeveloped.
Access to the northern parcels will be provided via
proposed Street "B" ; however, at the present time a
temporary cul-de-sac in excess of 350 feet is necessary
until the northern parcels develop. Proposed Street "A"
also exceeds the cul-de-sac length of 350 feet. Due to
the presence of a blue-line stream at the eastern
property boundary the subdivision has been designed as
to preserve this stream. This design incorporates a
cul-de-sac in excess of 350 feet.
2 . The variance is necessary for the preservation and
enjoyment of a substantial property right of the
applicant in that this property should provide access to
the northerly parcel as to not landlock said parcel. The
variance will also allow the development of this parcel
at 2 . 6 units to the acre where as maximum density of 3 . 1
units to the acre are permitted.
3 . The granting of the variance will not be materially
detrimental to the public welfare or injurious to
property and improvements in the zoning district and
neighborhood in which the property is located in that
the Fire Department has determined that the cul-de-sac
lengths with a condition to provide fire sprinklers for
those lots beyond the 350 foot cul-de-sac lengths will
provide adequate fire protection. In addition, a future
through street is necessary to provide adequate circula-
tion and access to future development to the north.
4 . The granting of such a variance will not be contrary to .
the objectives of the General Plan in that the 350 foot
maximum cul-de-sac length requirement is imposed for
fire protection. Providing sprinklers for the homes
which exceed the 350 foot length for cul-de-sacs will
provide adequate fire protection.
0"6 MM WgM100
ATTACHMENT "C"
CITY OF SAN BERNARDINO PLANNING CASE TT 14949
AND BUILDING SERVICES DEPARTMENT
AGENDA ITEM 8
CONDITIONS HEARING DATE 2-5-91
PAGE 12
1. Two standard means of access shall be provided and
improved per Engineering Department Standard
Requirements for the subdivision prior to the issuance
of building permits for the construction of homes on the
subdivision.
2 . Obtain a permit from the U.S. Army Corps of Engineers
(COE) under Section 404 of the Clean Water Act and
comply with an additional mitigation required by COE in
the course of their permitting process.
3 . Obtain a permit from the California Department of Fish
and Game (DFG) under Chapter 6, Sections 1601-3 of the
Fish and Game Code and comply with any additional
mitigation required by DFG in the course of their
permitting process.
4 . All trees affected by grading of construction shall be
replaced at a ratio of 2 : 1. Replacement trees shall be
at least 36" box trees.
5. The proposal shall comply with the Verdemont Area Plan
and the Greenbelt Foothill Fire Zone Standards for
Greenbelt Zone "C".
6. The developer shall participate in any supplemental fee
program established by the City to help finance new
school off-site improvements or with the City of San
Bernardino Community Facilities District No. 995 School
Fee Mitigation Agreement.
7 . A qualified archeological monitor shall be present
during the initial grading stages. If such materials
are encountered construction shall be temporarily
stopped. The Planning department shall be notified, the
material shall be evaluated, and appropriate data
recovery/protection measures shall be implemented.
PLAN-6A9 PAGE 1 OF 1 (4 90)
A j
CITY OF SAN BERNARDINO PLANNING CASE Tr 14949
AND BUILDING SERVICES DEPARTMENT AGENDA ITEM 8
HEARING DATE 2-5-91
CONDITIONS PAGE 13
STANDARD CONDITIONS
8• Minor modifications to the plan shall be subject to approval
by the Director of Planning. An increase of more than 10
percent of the square footage or a significant change in the
approved concept shall be subject to (Planning Commission and
Development Review Committee) review and approval.
Construction shall be in substantial conformance with the
Plans approved by the Development Review Committee, Planning
Commission or Director of Planning.
9' The developer is to submit a complete master landscape and
irrigation plan (4 copies) for the entire development to the
Engineering Department with the required fee for approval,
the landscape plans will be forwarded to the Parks,
Recreation, and Community Services and the Planning
Department for review and approval. (Note: the issuance of a
building permit, by the Department of Building and Safety of
the City of San Bernardino, does NQT waive these
requirements/conditions. ) No grading permits will be issued
prior to approval of landscape plans.
The design shall include, but not be limited to the
following:
X Street trees shall be planted on 30 foot center
spacing unless otherwise indicated by the Department
of Parks, Recreation, and Community Services. The
Parks Department shall determine the varieties and
locations prior to planting. All trees shall be 24"
box specimens. . Trees are to be inspected by a Park
Division representative prior to planting.
Planters shall be enclosed with concrete curbing.
,.
vtAaaor PAGE 1 oc 1 (..aoi
CITY OF SAN BEHr4-_ ,DING PLANNING CAS,_ TT 14949
AND BUILDING SERVICES DEPARTMENT AGENDA MEM 8
CONDITIONS HEARING DATE 2-
PAGE
The setbacks from the north south ,
east , west property line shall be bermed
at a maxims 3 : 1 slope and shall be planted with a
tall fescue type turfgrass.
A Landscape butter zone shall be installed between
facilities and street.
X The landscape and irrigation plans shall comply with
the "Procedure and Policy for Landscape and
irrigation" (available from the Parks Department) .
- Subject to the Conditions of the Department of Parks and
Recreation (attached) .
10. Tress, shrubs and groundcover of a type and quality generally
consistent or compatible with that characterizing single-
family homes shall be provided in the front yard and that
portion of th side yards which are visible from the street.
All landscaped areas must be provided with an automatic
I irrigation system adequate to insure their viability. The
landscape and irrigation plans shall be approved by the Parks
and Recreation Department.
At all times the business will be operated in a manner which
does not produce obnoxious noise, vibration, odor, dust,
smoke, glare, or other nuisance.
A siqn program for the multi-tenant commercial/industrial
center shall be approved by the Planninq Department prior to
issuance of Certificate of occupancy.
11. In the event that this approval is legally challenged, the
City will promptly notify the applicant of any claim or
action and will cooperate fully in the defense of the matter.
Once notified, the applicant agrees to defend, indemnify, and
hold harmless the City, its officers, agents and employees
from any claim, action, or proceedinq against the City of San
Bernardino. The applicant further agrees to reimburse the
City of any costs and' attorneys' fees which the City may be
required by a court to pay as a result of such action, but
such participation shall not relieve applicant of his
obligation under this condition.
12. ConPliance with Foothill Fire Zone, C Develogrent Standards (See Initial
Study) .
0 �j
Attachment "D"
F TY OF SAN BERNARDINO PLANNING CASE TT 14949
D BUILDING SERVICES DEPARTMENT AGENDA ITEM 8
NDARD REQUIREMENTS HEARING AGE
SIDENTIAL DEVELOPMENT
1. Tentative Tract 14949 shall be in effect for a period of
months from the date of approval by the Planning Commission
and/or Planning Department. However, if the final map has not
been filed with the County Recorder's Office at the end of
the 24 month time period, the approval shall expire.
Additional time may be approved by the Planning Commission upon
written request of the applicant if made 30 days prior to
expiration of
the 24 month time period.
Expiration Date: February 5, 1992
COVENANTS, CONDITIONS AND RESTRICTIONS FOR P.R.D.
a. The Covenants, Conditions and Restrictions (CC & R's) shall
be reviewed and approved by the Planning Department prior
to final approval of the tract maps. The CC & R's shall
include liability insurance and methods of maintaining the
open space, recreation areas, parking areas, private roads,
and exterior of all buildings. The CC & R's shall also
include a statement that no radio frequency antenna shall
be included within the complex except for central antenna
systems.
b. No lot or dwelling unit in the development shall be sold
unless a corporation, association, property owner's group,
or similar entity has been formed with the right to assess
all properties individually owned orjointly owned which
have any rights or interest in the use of the common areas
and common facilities in the development, such assessment
power to be sufficient to meet the expenses of such entity,
and with authority to control, and the duty to maintain,
all of said mutually available features of the development.
Such entity shall operate under recorded CC & R's which
shall include compulsory membership of all owners of lots
and/or dwelling units and flexibility of assessments to
meet changing costs of maintenance, repairs, and services.
Recorded CC & R's shall permit enforcement by the City of
provisions required by the City as conditions to approval.
The developer shall submit evidence of compliance with this
requirement to, and receive approval of, the Commission
prior to making any such sale. This condition shall not
apply to land dedicated to the City for public purposes.
C. Every owner of a dwelling unit or lot shall own as an
appurtenance to such dwelling unit or lot, either (1) an
undivided interest in the common areas and facilities, or
(2) a share in the corporation, or voting membership in an
association, owning the common areas and facilities.
a- o a— IN..n/so
anw.. PLAN4.10 PAGE t OF 1 (a 0
CITY OF SAN BERNARDINO PLANNING CASE TT 14949
AND BUILDING SERVICES DEPARTMENT
AGENDA ITEM 8
STANDARD REQUIREMENTS HEARING PAGE 2 _g
d. Maintenance for all landscaped and open areas, including
parkways, shall be provided for in the CC & R's.
e. The CC & R's shall contain wording prohibiting the storage
or parking of trailers, boats, campers, motor homes, and
similar vehicles outside of the specified common areas.
2' PARKING:
a. This development shall be required to maintain a minimum of
2 parking spaces. per dwelling unit enclosed in a garage.
b. All parking and driving aisles shall be surfaced with two
inches of AC over a suitable base or equivalent as approved
by the City Engineer. Parking spaces shall be striped and
have wheel stops installed at least three feet from any
building, wall, fence, property .line, or walkway.
C. Whenever an off-street parking area is adjacent to or
across an alley from property zoned residential, a solid
decorative wall six feet in height shall be erected and
maintained along the property line so as to separate the
parking area physically from the residentially zoned
property, provided such wall shall be three feet in height
when located within the required front or street side yard
setback. Where no front or street side yard is required,
such wall shall be three feet in height when located within
ten feet of the street line. Said wall shall be located on
the north I south east west or
peripheral property lines.
d. Whenever an off-street parking area is located across the
street from property zoned for residential uses, a solid
decorative wall or equivalent landscaped berm not less than
three feet in height shall be erected and maintained along
the street side of the lot not closer to the street than
the required depth of the yard in the adjoining residential
area. No fence or wall located in the front setback shall
obscure the required front setback landscaping. Said wall
shall be located on the north , south , east
west , or peripheral property lines.
All parking areas and vehicle storage areas shall be lighted
during hours of darkness for security and protection.
Recreational vehicle storage areas shall be screened by at least
a six-foot high decorative wall with screened gates.
PLAN•8.10 PAGE t OF 1 (4-90)
CITY OF SAN BERNARDINO PLANNING CASE Tr 14949
AND BUILDING SERVICES DEPARTMENT
AGENDA ITEM 8
STANDARD REQUIREMENTS HEARING DATE 2-5-91
PAGE
There shall be provided for each unit, within the garage or
carport, or other specifically designated area, a loft or other
usable storage area with a minimum of 150 cubic feet in addition
to standard utility storage.
Traffic bumps provided on the interior private roads shall be
subject to the City Traffic Engineer's approval.
A commercial-type drive approach, as shown on Standard Drawing
No. 204 or equivalent, shall be constructed at each entrance to
the development. Location and design shall be subject to
approval of the Engineering Division.
Prior to issuance of any building permit, access rights shall be
granted to the City for the purpose of allowing access over the
private drives within the project for all necessary City
vehicles including fire, police, and refuse disposal vehicles,
and any other emergency vehicles. The documents covering this
matter shall be prepared by the owner and approved by the
Planning Department.
All refuse storage areas are to be enclosed with a decorative
wall. Location, size, type and design of wall are subject to
the approval of the Planning Department and Division of Public
Services Superintendent.
Energy and noise insulation shall comply with all state and
local requirements.
3• LANDSCAPING:
a. Four (4) copies of a master landscape plan shall be
submitted to the Engineering Division for review and
approval. The plan shall include, but not be limited to,
the following:
1) Size, type, and location of plant material proposed.
2) Irrigation plan.
3) Such other alternate plants, materials and design
concepts as may be proposed.
4) Erosion control plans.
b. Tree varieties and exact locations will be determined prior
to planting by the Director of the Parks and Recreation
Department or his/her designee. A minimum number of one
inch caliper/15 gallon, multi-branched trees shall b
QFv O Mr EIlYIOO
cawmM Pmwnwa ER"CAS
PLAN-8-10 PAGE 1 OF 1 (4-W)
CITY OF SAN BERNARDINO PLANNING CASE TT 14949
AND BUILDING SERVICES DEPARTMENT
AGENDA ITEM g
STANDARD REQUIREMENTS HEARING D�A�T,E 2 891
planted within the parkway for each of the following types
of lots, as per the City's specifications:
1) Cul-de-sac lot -- one tree;
2) Interior lot -- two trees;
3) Corner lot -- three trees.
C. To protect against damage by erosion and negative visual
impact, surfaces of all cut slopes more than five feet in
height and fill slopes more than three feet in height shall
be protected by planting with grass or ground cover plants.
Slopes exceeding 15 feet in vertical height shall also be
planted with shrubs, spaced at not to exceed ten feet on
centers; or trees, spaced at not to exceed 20 feet on
centers; or a combination of shrubs and trees as cover
plants. The plants selected and planting methods used
shall be suitable for the soil and climatic conditions of
the site:
Trees 10%, 15 gallon; 40% 5 gallon; 50%, 1 gallon.
Shrubs 20%, 5 gallon; 80%, 1 gallon.
Ground cover 100% coverage.
d. Slopes required to be planted shall be provided with an
irrigation system approved by the Parks and Recreation
Department.
e. The maintenance of graded slopes and landscaped areas shall
be the responsibility of the developer until the transfer
to individual ownership.
f. All grading and drainage facilities, including erosion
control planting of graded slopes, shall be done in
accordance with a grading plan approved by the City
Engineer. A grading permit shall be obtained prior to any
grading being done.
4• All lots shall have a minimum area of 10,800 square feet, a
minimum depth of 100 feet, and a minimum width of 80 feet,
( 88feet on corner lots) . In addition, each lot on a cul-de-
sac or on a curved street where the side lot lines thereof are
diverging from the front to rear of the lot, shall have a width
of not less than 60 feet measured at the right angle to the lot
depth at the midway point between the front and rear lot lines,
and a width of not less than 40 feet measured along the front
C— o 5- 8F1*1APK*o
� � PLAN-8.10 PAGE 1 OF 1 (4-90)
CITY OF SAN BERNARDINO PLANNING CASE TT 14949
AND BUILDING SERVICES DEPARTMENT
AGENDA ITEM 8
STANDARD REQUIREMENTS HEARING DATE 2-5-91
PAGE 19
lot line as delineated on the tract map.
5' Where lots occur on the bulb of the cul-de-sac, a minimum lot
depth of 100 feet will be permitted. If the proposed depth is
less than 100 feet, a plot plan must be submitted to
demonstrate that a buildable lot area is possible and to justify
the lesser depth.
6. Variable front building setback lines of at least 25 feet and
averaging 30 feet, and side street building setback lines 15
feet shall be delineated on the final tract map. All garage
entrances on a dedicated street shall have a minimum setback of
18 feet.
7• Perimeter walls and walls required along the rear of all double
frontage lots shall be designed and constructed to incorporate
design features such as tree planter wells, variable setback,
decorative masonry, columns, or other such features to provide
visual and physical relief along the wall face.
The developer shall obtain Planning Department approval of the
visual or engineering design of the proposed wall.
8• When graded slopes occur within or between individual lots, the
slope face shall be a part of the downhill lot. Exceptions to
this requirement must be approved by the City Engineer.
9• Grading and revegetation shall be staged as required by the City
Engineer in order to reduce the amount of bare soil exposed to
precipitation.
Compliance with all recommendations of the Geology Report shall
be required (if applicablej .
Any clubhouse, swimming pool, spa, putting green, picnic areas
or other amenities shall be installed in the manner indicated on
the approved site plan.
10. During construction the City Engineer may require a fence around
all or a portion of the periphery of the tract site to minimize
wind and debris damage to adjacent properties. The type of
fencing shall be approved by the City Engineer to assure
adequate project site mainte-.ance, clean-up and dust control.
r
C, a ..,
PLAN-8.10 PAGE 1 OF 1 (4-90)
A
CITY OF SAN BERNARDINO PLANNING CASE TT 14949
AND BUILDING SERVICES DEPARTMENT
AGENDA ITEM 8
STANDARD REQUIREMENTS HEARING DATE-2-5_q�
PAGE 21
11. No certificate of occupancy shall be issued prior to
compliance with these Standard Requirements as well as all
provisions of the San Bernardino Municipal Code.
MECHANICAL EQUIPMENT:
a. All utility service boxes, connections and service lines
shall be painted to match the building exterior on which
they are located.
b. All existing overhead utility services and wiring shall
be relocated underground.
C. No roof-mounted equipment shall be placed on any building
(except for solar collection panels) .
d. All utility systems including gas, electric, telephone,
A water, sewer and Cable TV shall be provided for
underground, with easements provided as required, and
designed and constructed in accordance with City Codes
and the utility provider. Telephone, Cable TV, and/or
security systems shall be pre-wired in the residences.
OF
PLAN-6.10 PAGE 1 OF 1 (a-M
CITY OF SAN BERNARDINO PLANNING CASE TT 14949
AND BUILDING SERVICES DEPARTMENT
AGENDA ITEM 8
STANDARD REQUIREMENT DATE 2-5-91
S HEARING PAGE 21
113. COMPOSITE DEVELOPMENT PLAN
A Composite Development Plan (CDP) shall be filed with the
Engineering, Planning, and Building & Safety Departments prior
to Final or Parcel Map processing by the City pursuant to
Ordinance No. MC-592 . The CDP shall provide additional survey
and map information including, but not limited to, building
criteria (e.g. 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 "Composite
Development Plan Notes". The applicant shall have listed
under the CDP Notes section the following conditions of
approval and mitigating measures required for the development of the subject
property.
14. The property owner shall sign a covenant running with the land
agreeing that if the required landscaping is not maintained,
the City may enter on the the property and install and main-
tain the required landscaping and may lien the property for
the costs. The covenant shall be signed and recorded with the
County of San Bernardino Recorder's Office prior to the
issuance of any Certificate of Occupancy. In addition, land-
scape maintenance easement shall be filed with the Recorder's
Office, which gives the City the right to enter the property
and perform maintenance to the required landscaping.
lat10/9/90
DOC:PCAGENDA
DOCUMENTS. 1
o..O. ...
"W"NG xwv4,
PLAN•8.10 PAGE 1 Of 1 f4_W
CITY OF SAN JMARDINO PUBLK. ' NORKS/EliW
CASE T R L-2-5-91—
9
STANDARD REOLAREMENTS AGENDA ITEM
HEARING DATPAG 2
NOTE TO APPLICANT : Where separate Engineering plans are required ,
the applicant 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
15. X 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 .
16. X A local drainage study will be required for the
drainage improvements , structures or storm drains o�needed Any
mitigate 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. T lfTs drain shall be designed
and constructed by your project unless your Engineer can
conclusively show that the drain is not needed to protect your
development or mitigate downstream impacts .
17. y All drainage from the development shall be directed to an
approved public drainage facility . If not feasible , proper
drainage facilities and easements shall be provided to the
satisfaction of the City Engineer.
18. X A storm drain shall be constructed in Verdemont Drive to intercept
flows from Street "B" . Storm drain shall outlet into storm drain
iroposed by Tract No . 14687 .
19• X Drainage from the North shall be taken in a debris/detention basin
and/or storm drain and conveyed through the site to an acceptable
outlet . If a debris basin is not provided , the d- 'ainage system
shall be oversized by 50% for bulking .
CITY OF SAN ..E `NARDINO PUBLIC 4 3RfCs/DoCiIt,
CASE
STANDARD REQUIREMENTS AGENDA ITEM 8
HEARING DATE 2-5-91
PAG 23
i
Grading
20. X If more than 1 ' of fill or 2 ' of cut is proposed , the site/plot/
grading and drainage plan shall be signed by a Registered Civil
Engineer and a grading permit will be 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 .
21. 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 .
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 line adjustment shall be
recorded to remove the interior lot lines .
22. 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 .
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 .
13• X Separate sets of landscape plans will be required for front yards ,
landscape maintenance district , and erosion control .
CITY OF SAN x6E_ JNARDINO PUBLIC t,ASJRKS/EI�IO t '
CE -
STANDARD REQUIREMENTS T R 14949
AGENDA ITEM
HEARING DATE 2- 91
PAGE 94
Utilities :
24• X Design and construct all public utilities to serve the site in
accordance with City Code , City Standards and requirements of the
serving utility , including gas , electric , telephone , water , sewer
and cable TV .
25. X Each parcel shall be provided with separate water and sewer
facilities so it can be served by the City or the agency providing
such services in the area .
26• X Sewer main extensions required to serve the site shall be
constructed at the Developer ' s expense . Sewer systems shall be
designed and constructed in accordance with the City ' s "Sewer
Policy and Procedures " and City Standard Drawings .
27. X Utility services shall be placed underground and easements
provided as required .
2 X All existing overhead utilities adjacent to or traversing the site
on either side of the street shall be undergrounded in accordance
with Ordinance No . MC-601 ( Subdivisions ) or Resolution No . 88-65
( Non-subdivisions ) .
29. X Existing utilities which interfere with new construction shall be
relocated at the Developer ' s expense as directed by the City
Engineer .
Sewers within private streets or private parking lots will not be
maintained by the City but shall be designed and constructed to
City Standards and inspected under a City On-Site Construction
Permit. A private sewer plan designed by the Developer ' s Engineer
and . )proved by the City Engineer will be required . This plan can
be incorporated in the grading plan , where practical .
30. X A "Communication Conduit" shall be installed in all streets within 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 Bernardino.
L — — -
CITY OF SAN 6AMARDINO PUBLIC J RKS/1[#4W
cAS>�
STANDARD REQUIREMENTS T R 14
AGENDA ITEM 8
HEARING DATE ..2=5,-91
PAGE
Street Improvement and Dedications :
31. _y 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 .
32. 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. )
Verdemont Drive 30 ' 20 '
Streets "A" , "B" 25 ' 18 '
Street "C" 30 ' 18 '
All rights of vehicular ingress/egress shall be dedicated from
the following streets :
33. X A temporary turn-around satisfactory to the City Engineer shall be
constructed at the Northerly terminus of Street " B" .
34. X A minimum of 28 ' of pavement shall be provided on Verdemont Drive
adjacent to the site .
35. X Two means of access conforming to Chapter 18 . 40 . 160 of the
Municipal Code shall be provided for this project. Each access
shall be 24 ' minimum wide , paved and dedicated . This may require
acquisition of off-site right-of-way .
CITY OF SAN bcRNARDINO PUBLIC WORKS/EWK
CASE
STANDARD REQUIREMENTS T R 14 9 4 9
AGENOA ITEM 8
HEARING DATE =5=
PAGE 26
Required Engineering Permits :
36. X Grading permit (if appl i cabl e ) .
On-site improvements construction permit ( except buildings - see
Building and Safety ) .
37. X Off-site improvements construction permit .
Applicable Engineering Fees :4 ( Subject to change without notice ) .
38. X Plan check fee for Final /Parcel Map .
39. X Plan check and inspection fees for off-site improvements .
40. X Plan check and inspection fees for on-site improvements ( except
buildings ; see Building and Safety ) .
X Plan check and inspection fees for grading ( if permit required ) .
��• X Bridge improvement fee in amount of $
43. X Drainage fee . Exact amount of fee shall be determined by
Department of Building and Safety at time of application for
building permit .
44. x L a n d s c a p e P l a n R e v i e w F e e: 1% of the estivated i andscapi ng cost.
45. X Traffic System Fee of $ 12.92 per vehicle trip for City-wide
traffic mitigation . The tots amount of the Traffic System Fee
shall be determined by the City Traffic Engineer at time of
application for building permit .
46. 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 .
47• X Landscape Maintenance District shall be implemented to
maintain landscaping within the following areas : Existing
Chestnut wash area and Chestnut Storm Drain Easement
X An easement for landscape maintenance purposes shall be dedicated
to the City over the existing Chestnut wash area and Chestnut Storm
Drain Easement. An easement for equestrian trail purposes shall be dedicated
Storm Drain Easement.
V
CITY OF SAN .MNARDINO PUBLIC 1 ORKS L
CASE
STANDARD REOUIREMENTS, AGENDA ITEM 8
HEARING DATE _2=5-91
PAGE
49' X If the project is to be developed in phases , each individual phase
shall be designed to provide maximum public safety , conven- ience
for public service vehicles , and proper traffic circulation . In
order to meet this requirement , the following will be required
prior to the finalization of any phase :
a . Completion of the improvement plans for the total project or
sufficient plans beyond the phase boundary to verify the
feasibility of the design to the satisfaction of the City
Engineer .
b . A Plan shall be submitted for review and approval by the
Engineering Division , Fire , and Planning Departments indica-
ting what improvements will be constructed with the given
phase, subject to the following :
( 1 ) Dead -end streets shall be provided with a minimum 32-foot
radius paved turnaround area ,
( 2 ) Half width streets shall be provided with a minimum
28-foot paved width ,
( 3 ) Street improvements beyond the phase boundaries , as
necessary to provide secondary access ,
( 4 ) Drainage facilities , such as storm drains , channels ,
earth berms , and block walls , as necessary , to protect
the development from off-site flows ,
( 5 ) A properly designed water system capable of providing
required fire flow, perhaps looping or extending beyond
the phase boundaries ,
( 6 ) Easements for any of the above and the installation of
necessary utilities , and
( 7 ) Phase boundaries shall correspond to the lot lines shown
on the approved tentative map .
c • An Erosion Control Plan shall be approved by the City Engineer
prior to issuance of Grading Permits . Provisions shall be
included in the Plan to control blowing dust and storm water
erosion on areas which are graded but on which no building
construction is immediately proposed .
CITY OF SAN ..o NARDINO PUBLK* rORKs/D$ t,
cASe
TR 14949
STANDARD REOUREMENTS, AGENDA ITEM 8 _
HEARING DATE 2-'-9
PAGE ?A
Mapping
50. X A Final /Parcel Map based upon field survey will be required .
51. X All street names shall be subject to approval of the City
Engineer prior to Map approval .
52. X Additional survey and map information including , but not limited
to , building setbacks , flooding and zones , seismic lines and
setbacks , geologic mapping and archeological sites shall be
filed with the City Engineer in accordance with Ordinance No
MC-592 .
Improvement Completion
53. X Street , sewer , and drainage improvement plans for the entire
project shall be completed , subject to the approval of the City
Engineer , prior to the recordation of the Final /Parcel Map .
5d X If the required improvements are not completed prior to
recordation of the Final /Parcel Map , an improvement security
accompanied by an agreement executed by the developer and the
City will be required .
If the required improvements are not completed prior to record-
ation of the Parcel Map , an improvement certificate shall be
placed upon the Map stating that they will be completed upon
development . Applicable to parcel maps consisting of less than
5 lots only .
CITY OF SAN BERNARDINO pu3LIC WORKS/
CASE
A REOREQUIREMENTS 14Q AGENDA ITEM 8 g
HEARING DATE 2-5 91
PAGE 29
ADDITIONAL REQUIREMENTS
55. X A landscape maintenance easement shall be dedicated over the setback areas
of each lot adjacent to public streets and a landscape maintenance district
formed over these areas to maintain the landscaping in case of owner
. neglect.
56. X development will be required to pay Infrastructure Development Fees
prior to issuance of building permits or participate in an alternate
Infrastructure Financing Plan in the Verdemont area when approved by the
Mayor and Common Council .
57. X This single family residential project lies within the proposed Chestnut
Storm Drain Assessment District boundary. Therefore, a storm drain
Surcharge Fee of 30.13 per square foot shall be paid (not to exceed
$2,000.00 per lot) , if the District is not formed prior to approval of
building permits.
This commercial , industrial , or multiple residential project lies within the
proposed Chestnut Storm Drain Assessment District boundary. Therefore, a
storm drain Surcharge Fee of $0.135 per square foot for the first 3,000
square feet of building area, paving or other imperfious area, and $0.045
per square foot in excess of 3,000 square feet, shall be paid if the
District is not formed prior to approval of building permits.
SE- X_ This project lies within the proposed boundary of the Palm Avenue Box
Culvert and Traffic Signal Assessment District; therefore, a fee of $0.04
per square foot of net project area shall be paid to the City of the
District is not formed prior to the approval of building permits.
This project lies within the proposed boundary of the Palm Avenue
Improvement Assessment District, ' therefore, a fee of $0.27 per square foot
of net project area shall be paid to the City of the district is not formed
prior to the approval of building permits.
59. _Y The above fees for the Chestnut Storm Drain, Palm Avenue Box Culvert and
Signal and the Palm Avenue Improvement Districts represent estimates of
this project's share of the cost of the improvements. If the Districts
are approved, the amount of the fees will be considered payment in full.
If any District is not approved, the fee will be retained in a fund for
construction of the improvements for which it was paid.
CITY OF SAN BERNARDINO PUBLIC WORKS/DiNt
CASE
TR 14949
STANDARD REQUIREMENTS AGENDA ITEM 8
HEARING DATE 2- X91
PAGE 30
60. X This project is located adjacent to Chestnut Equestrian Trail . Therefore,
a fee equivalent to the cost of constructing improvements in accordance
with the approved trail and landscaping plan shall be paid for the full
width of the trail adjacent to the project, and the developer shall join a
landscaping maintenance district for future maintenance of the trail and
landscaping.
61' X A wall conforming to the approved Chestnut Trail and Landscaping Plan
shall be constructed along the tract boundary adjacent to the trail and
storm drain easement.
r
.n nardino City Water Departure.
STANDARD REQUIREMENTS
iew of Plans: # T.T. No. 14949 Date:
Location: N. Side of Verdemont Dr. at northerly terminus Chestnut Approved:
Type of Construction: 21 single-family residential lots Denied:
Owner/Developer: Venm limited/Bonadiman & Assocs. Continued:
ENGINEERING: Name: Shirley L. Cismowski Date: 12/3/90
62. L P.S. I. None
64. Size of Main Adjacent to the Project None
Pressure Regulator Required on Customer's Side on the Meter.
65. IN Off-site Water Facilities Required to Meet Peak Flow Demand.
66- EX Comments: NC►I'E: This tract can not be served adequately from 2100' Pressure Zone.
67. 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: , CH-L, f���� Date: i
R.P.P. Backflow Device Required at Service Connection.
Double Check Backflow Device Required at Service Connection.
Air Gap Required at Service Connection.
GE.,;"No Backflow Device Required.
ENVIRONMENTAL CONTROL OFFICER: Nam Dater
Industrial Waste Permit Required by Environmental Control Officer.
Grease Trap Required by Environmental Control Officer.
Pre-treatment Required by Environmental Control Officer.
tylrfiegenerative Water Softeners May be Installed Without Prior Approval.
69. _�/Approved by Environmental Control Officer.
SEWER CAPACITY INFORMATION: Name: �Of {r10ir1S[r3 Date: C-4 Z,/Fa
No Sewer Capacity Fee Applicable at This Time.
70.X Sewer Capacity Fee Must Be Paid to the City Water Department for the Amount of --9?0/ Gallons Per
Day. Equivalent Dwelling Units: o�I
Subject to Recalculation of Fee Prior to the Issuance of Building Permit.
71• Proof of Payment Must be Submitted to the Building&Safety Department Priorto Issuance of the Building Permit.
3reakdown of Estimated Gallons Per Day:
r
■216 13 90,
WATR-3.04 CITY GE Su BERNARDMG
CE RTR.INT M 5E RVICES
CITY OF SAN BERNARDINO Case
STANDARD REQUIREMENTS Hearing Date /
Reviewed By
FIRE DEPARTMENT REQUIREMENTS
GENERAL REQUIREMENTS:
72• Provide one extra set of construction plans to Building and Safety for Fire Department use at time of plan check.
Contact Fire Department for specific or detailed requirements- IMPORTANT.
73. �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.The must
be available prior to placing combustible materials on site.
ACCESS:
74. Provide two separate,dedicated routes of ingress/egress to the property entrance.The routes shall be paved,all-weather.
75. Provide an access roadway to each building for fire apparatus.Access roadway shall have an all-weather driving surface of not
j�F_less than 20 feet of unobstructed width.
Extend roadway to within 150 feet of all portions of the exterior walls of all single-story buildings.
Extend roadway to within 50 feet of the exterior walls of all multiple-story buildings.
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"(AII caps)."M.C.Sec. 15.16."
76. Dead-end streets shall not exceed 500 feet in length and shall have a minimum 35 foot radius turnaround.
77. The names of any new streets(public or private)shall be submitted to the Fire Department for approval.
SITE:
7t' XAII access roads and streets are to be constructed and usable prior to combustible construction.
Private fire hvdrants 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 2 1/2 inch and one 4 inch outlet,and approved
by the Fire Department.Fire hydrants are to be protected form damage by providing suitable traffic barriers.The area around the
fire hydrant shall be designated as aNO 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.
79. 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:
80. e_119Z, Address numerals shall be installed on the building at the front or other approved location in such a manner as to be visible from
the frontage street.Commercial and multi family shall be six inch,single family shall be 4 inch.The color of the numerals shall
contrast with the color of their background.
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 pan of the building is over 75 feet travel distance from
a fire extinguisher.
Apartment houses with more than 15 units or hotel(motel)with 20 or more units three or more stories in height shall be equipped
with automatic fire sprinklers.
All buildings,other than residential over 5.000 square feet,shall be provided with an automatic fire sprinkler system,designed to
NFPA standards.
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.
Provide an automatic fire alarm(required throughout).Plan must be approved by the Fire Department,prior to installation.
Fire Department connection to Isprinkler system/standpipe system)shall be reqaired at curb line.
NOTE:The applicant must request, in writing,any change in these or other requirements.
ADDITIONAL INFORMATION:
C% C / ,!W3 SrIwl( df pxoai t
r i
tEl rWwa- err Nal
FPB 170 (4-90)
FIRE-1.10 CIT, o SAN SER1YRDeC
CENTRAL PPMTN(SERVCfS
A
TT_ 01
City of San Bernardino
Parks, Recreation and Community Services Department
Residential Requirements
Front Yard Package
A. Irrigation System: (Per Front Yard)
Automatic Irrigation Controller (unit must be able
to have enough stations for future hook up of
possible back yard irrigation) .
Electric Valves with anti-siphon devices
Pop-Up Type Irrigation Heads (Turf and Shrub areas)
B. Landscape : (Per Front Yard)
1-15 gallon tree (double-staked - 4 cinch ties or 4
wonder ties) .
C. Turf (no more than 75% of area) - drought tolerant type
species. Sod or hydro-seeded.
D. Shrub and Planter Area (not less than 25% of area)
- 70% - 1 gallon shrubs
30% - 5 gallon shrubs
Groundcover in planter area under shrubs - 100% coverage
when mature or 8" o.c.
* NOTE: Shrubs not to exceed more than 5 feet apart.
E. Polyethylene Bed Divider or Concrete Mow Strip to
separate all turf and planter areas. Type of materials
allowed: 6" concrete mowstrips, concrete curbmaker,
Black Diamond (or equal)/polyethylene bed divider.
4 G7
0
• CITY OF SAW BERNARDINO
DEPARTMENTS OF
! PARKS. RECREATION AND COMMUNITY SERVICES
PLANNING DEPARIKW
i
PROCEDURE
1 AND
r
f POLICY
!OR
LANDSCAPING AND MICATION
1 MULTI UNIT
COMMERCIAL
INDUSTRIAL
January. 1988
table of Contents
I. purpose
II. Submittals
A. Number of Plans and Submittal Procedures
B. Landscape Plans
C. Irrigation Plans
2I1 . Landscape Areas
A. Maintenance of Landscaped Areas
B. Planter Areas
C. Interior Planter Areas
D. Irrigation
E. Setback Areas
F. Slope
G. Ground Cover and Bedding Material
H. Erosion Control
I. Weed Control
IV. Plant Materials
A. Plant List and Climatic Conditions
B. Street Trees
C. Plant Material
V. Inspection
A. Irrigation System
B. Landscaping
VI. Other Requirements
Ar
CITY OF SAN SERNARD"W
REQUIREMENTS FOR SUBMITTAL AND A. . AOYAL OF
LANDSCAPE AND IRRIGATI0N PLANS:
1. PURPOSE
The intent and purpose of these guidelines is to provide:
1 . Guidance in the required submittal of landscape and irrigation
plans.
2. Guidance in meeting street tree requirements.
3. Guidance in selection of plant material.
4 . Guidance in What the plans (landscape and irrigation) shall t!iow.
II. SUBMITTALS
A. NUMBER OF PLANS AKD SUBMITTAL PROCEDURE
4;"-
. (1) copies each of landscape and irrigation plans shall be sub-
mitted to the Public Works/Engineering Department along with pa)-went
of the appropriate Landscape Plan Review Fee.
B. LANDSCAPE PLANS
1 . Shall be drawn by one of the following:
A. A registered landscape architect.
B. A licensed landscape contractor who installs the actual
landscape.
C. A nursery.
D. The owner.
NOTE: The name, address, telephone number, along With signature of the
person(s) who do the design shall be on the plans. Registered
landscape architects and licensed landscape contractors shall
Include their registration numbers and/or license numbers.
2. Plans shall be legibly drawn to scale on paper no smaller than
18" x 24" and no larger than 24" x 36".
3. Plans shall show location of the property by vicinity map and
nearest cross streets and give the property address or assessor's
parcel number.
4 . Plans shall show location of existing and proposed utilities - above
ground and underground.
S. Plans shall shop: type of zoning, the scale, and northerly directional
arrow.
6. Plans shall contain plant legends for 811 existing and proposed
plant material . The legend shall be as follows:
. !. plan, a'I show exiting and 1proposee w..... material Drawn to
seal. At eir wature site.
a. plans shah contain landscape specifications and details.
9. Plans shall show all required landscape areas protected from
parking areas with concretr curbing.
30. Plans shall show the name, addrese, and telephone number of
property owner or developer.
C. IRRICAT1ON PLANS
1 . All required landscaping shall be provided with an automatic
Irrigation system.
2. Plans shall be submitted with, attached to, and the same site as
landscape plans.
3. Plans shall address conservation of water and energy.
A. Components - low gallonage and low precipitation heads,
drip systems and other sub-surface techniques, mini jet
heads, moisture sensing devices, controllers with ability
of variable programming.
B. Efficiency - velocity shall be close as possible to S feet
per second. Plant material with different stater requirements
shall be on separate valves. Slopes shall be on separate
valves. System design shall eliminate costly, wasteful ,
overthrow and runoff.
4. Plans shall show:
A. Static P.S.I.
B. Service Main - type, size and length.
C. Water Meter - location and size.
D. Approved Backflow Prevention Device - location and size.
E. All locations of pipe, valves and heads, (includes emmitters, et
S. Slopes required to be planted shall be provided with efficient and
water conserving irrigation systems.
NOTE: Actual water application rates shall be applied, as soil
absorption rates dictate. Over watering shall be avoided.
6. All sprinklers shall be installed with approved swing joints.
7. All above ground sprinklers shall be the pop up type, installed
flushed with the soil. Exposed sprinklers on risers above ground
are acceptable in limited areas with "bubbler" type sprinklers
and do not border sidewalks, walkways. or areas subject to
pedestrian traffic.
8. Separate water meter for landscape irrigation is optional at owners
request and expense.
NOTE: Owner must notify the Water Department .
9. Plans shall contain installation specifications and details.
10. Plans shall contain irrigation legends as follows:
EQUIPMENT
\r.'.•)n) r;anuf-ccturci l Y.:�dc) f �1)tFCTirtion M7-722e , FieiuF
PIPE
iLe Type Class Schedule
Note: Pipe sizing, (cite) shall also be shown at each section of
pipe , (mains and laterals).
VALVE CHART
Valve Valve Site GYM
!1 NO 43
!2 1hol 27
ETC. ETC. ETC.
Total f Valve: Iota] GPr;
Note: All valves shall be numbered.
FRICT10t� (PSI LOSS)
" Water Meter PSI
Backflow Device PSI
Elevation Changes
PSI
Pipe PSI
Valves, Fittings, Miscellaneous PSI
Total PSI Loss PSI
Original PSI (static) PSI
Less Total PSI Loss PSI
Equals
Minimum to Farthest HD PSI
II1. LANDSCAPE AREAS
A. MAINTENANCE OF LANDSCAPED-AREAS
The maintenance of landscaped areas and graded slopes shell be the
responsibility of the developer until the transfer to individual
ownership.
E. FLANTFR AF. AS
All required landscaping shall be protected by an enclosed concrete
curbing.
C. INTERIOR t" n„AXTING AMS
Interior planting shall be faced parking equal to at
areal of
10 percent of the open Out p
landscapinf strip required !n the !rant yard scitiack aoralractisisal]
include at leasTementsishall for beevery
computed fronetherInside or periMeter
thereof. Meaeu
walls or setback lines.
D. IRRIGATION
All required landscaping shall be provided with automatic sprinl.ler
facilities 't.1iich shall rece�en(Tp)edeviees orOperative condition.
doub]e eheckvalve
Utilize only seduce p
assea.bly. No at,Losphcric vo:cuur.. LrebktrF STE perr..ltted.
E. SETBACK AREAS
All required setbacks abutting a public right-of-way shall be land-
scaped (except for walks and driveways w1jic1i bisect or encroacl, opon
the required landscape area). The required setbacks shall be land-
scaped with trees, shrubs. and groundcover. Landscaped earth berms
shall be erected and maintained within the setback along the above
indicated property line. Bermed areas shall aimor other1
slope and be planted.witb e tall fescue type turf B rass
approved landscaping.
F. GROUND COVER AND BEDDING MATERIAL
Gravel and decorative rock are not appropriate materials to be used
as ground cover or bedding material and will be considered hardscape.
G. SLOPES
1 . To protect against damage by erosion and negative visual impact,
surfaces of all cut slopes more than five feet in height and l
slopes more than three feet in height shall be protected by land-
scaping. Slopes exceeding 15 feet in vertical height shall also
be landscaped with shrubs, spaced at not to exceed twenty (20)
feet on cetners; or a combination of shrubs and trees as cover
plants. Plant selected oftthe site. Public
suitable for the s Public
Works/Engineering, will also approve these.
2. Plant sizes shall be as follows:
A. Trees 20i - 24" boy.
601 - 15 gallon
20i - 5 gallon
P. Shrubs 20; - 5 Fallon
805. - l gal l nil
C. GroundCOVer look - coVezaFe when. mature- or 12" o.c .
• �. �ie t )ante of Sraeed slopes •nd "escaped •Tess shall 1e
the tespo•.elbility Of the developer o : the trsnsier to lndividus'
oumership.
!acllltieF, including erosion control
A . All grading and drainage
planting of grsdedb the City bn ac
trading plan approved y Y Engineer A grading permit
Shall be obtained prior to any grading being done.
H. EROSION CONTROL
A11 grading and drainage facilities. including erosion control planting
of graded slopes. shall be done in accordance with a grading plan arprov
by the City Engineer. A grading permit shall be obtained prior to any
Fretting, bcinF done.
1. 1 LED CONTROL
Pre-emergence control , post-emergence control and cultural control of
wc-eds sl,zll be addresse6 in the landscape specifications.
IV. PLkN1 Y.ATERIALS
A. CLIMATIC CONDITIONS AND PLANT LISTS
Due to the hot and dry climate of San Bernardino. drought and heat
tolerant material may be used upon prior approval -
B. STREET TREES
Street trees shall be required. Tree varieties and exact location
will be determined by the Director of the Parks, Recreation and
Co=nunity Services Department or his/her designee. The Parks, Rec-
reation and Community Services Department shall mark locations and
inspect plant material on site. prior to planting. Sidewalks. curb
and gutter. must be clean of debris prior to marking. A 24 hour
notice is required for inspection. (see attached specifications for
Street Tree planting and Street Tree list). The size of the Street
Trees shall be: _ All 24 inch box specimans,
The 24 inch box trees shall be planted as street
trees within the public parkway or City property.
C. PLANT MATERIAL
Landscaped areas shall have plant material selected and planting methods
used which are suitable for the Foil and climatic conditions of the
site. Sizes of the plant materials shall conform to the following
II.1X
frees 20',, , 24" box; 50".. 15 Fallon; 30%, 5 gal l or.
Shrub� 2G% , 5 gallon; 60' . 1 FZllOr:
Groandcovcr 100 . c0vtrs9(
V. }►�sr_
A. IRRICATIO.- SYSTET:
� . lnFrrctlonF shall be performed by a Part. and Recreation Department
representative at the following:
A. Pressure test of irrigation main line (ISO PSU for 2 hours)
B.. Coverage test and final acceptance.
2. Dc not allow or cause the above Items to be covered up, until it
has been inspected and approved by a Park Department representative .
A �B hour notice shall be given prior to &nticipated inspectlonr.
B.
1. Inspections shall be performed by a Park and Recreation Department
representative at the following:
A. Upon completion of finished grade, soil preparation and final
ra1:e out I .
B. When trees and shrubs are spotted for planting, with one
example of planting hole for trees and one for shrubs.
C. Final inspection when planting and all other specified work
has been completed.
2. A le hour notice shall be given prior to anticipated inspections.
V1 . OTHER REQUIREM NTS
A. Notify Parks, Recreation and Community Services Department of commence-
ment of landscaping. Give anticipated time line (start to finish) .
B. All landscaping, irrigation and street trees shall be installed and
maintained in accordance with City of San Bernardino Municipal Codes,
ordinances and standard requirements.
C. Material requirement for all plant material shall be number one (1)
grade of the California Nursery Industry Certificate as issued by the
Agricultural Commissioner of the County of origin.
D. All landscape material . irrigation equipment, irrigation components
and workmanship shall be guaranteed for a period of not less than
one (l ) vc2r fro::. date of final approval by the Director of Parks.
Recreation and CoT=unity Services or his/her designee. The conditions
of the FuFrantec will be to insure, but not limited to all plant
r.atcrial be-inF IT, hczlthy condition and free fror abnormal conditionE
wl,icl) zap havc occurred during or after planting, such as defoliation
cir -:tTucturt dieback.
E. ASST SSMENT DISTRICTS
C . } .. } . i .'_ : i( li�,. ., . lT, cj:. "l ;:c j,r1 ft - } ,,:
C"-rY OF SAN BERNAP1INO
PLANMG DEPARTMENT
INITIAL STUDY
Attac rent "E"
Initial Study for Environmental Impacts
For 7-Esr4Ta'PVG --RAcT "/,.,p No. -LA 4q-
Project Number
Project description/Location rr, 500Cw I PE..
8•D 3 b.G►t-E 6 I NTD 2 t SIN'1 L "� F� M'L'� � O'T�
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�`TkE NO2TYrF��`r �a2M I N V6 �F tt'F�::�TNUI— A v�i
Date I1014 EM beP- 2& , IggO
IPrepared for:
Applicant(s) 40AQW Vr✓MoN l,JID
U• E . P0tJ D I M Anl $ ASSOC ►ATES
Address ?ro S LP-NA, AD
City, State SAS► A fT7,106
Zip
Prepared by:
FDA AA O LI�/D-(aOM EZ
Name
. ASSOCtAT� �4,rlNF�
Title
City of San Bernardino
Planning Department
.300 N. "D" Street
San Bernardino, CA 92418
MISC: _
' ISPREPARATION
ke/9-1-89
e
CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT
ENVIRONMENTAL IMPACT CHECKLIST
A. BACKGROUND
Application Number: I F NTA i l V tf Tr,/V'� �-1 AO
Project Description: TO i F�7 i y(PFD E•D--� A-,e- -�s It-J70 21 S i,.tC-r L,F—
Location: ON ITt"Y, i,� I H2 D r'-� 4T-
THIL
t-40 QOL --f 2r (--► I Q z, OF O+t;--::�GTNLrr Av EI
Environmental Constraints Areas: Fl-QDD Z6ti)1 A , j(a l 1 w',,JD �4
LIB R F.OLUC 1C'Qat✓ , �10LUC-r ICAf�
General Plan Designation: RI— ;�ESID�NTI,�L I--f�VJ
Zoning Designation: r\A n•
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, creek or river?
CrrVOF 3� flE40
CENTTML"%NTWG SE�C-+ PLAN-9.06 PAGE 1 OF_ (11.90)
AO
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? V�
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?
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?
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?
5. 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 identffied in Section 14.0-Noise, Figures 14-6 and
14-13 of the City's General Plan?
::J
Qt•'6 MM</MMOMD
� + PLAN-9.06 PAGE20F_ (11-90)
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 /
the Land Use Zoning District Map?
c. Development within Foothill Fire Zones AQ,or C as
identified on the Land Use Zoning District Map?
d. Other?
7. L4an4Aade 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)? V/
b. Involve the release of hazardous substances? VZ
c. Expose people to the potential heath/safety 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? . t
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 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?
i. Other?
CV 9M NEFO.VEM
C&Ca"`"'w'NOneftim PLAN-9.06 PAGE 3 O 01-901
Services: Will the proposal impact the following Yes No Maybe
0
beyond the capability to provide adequate levels of service?
a. Fire protection?
b. Police protection?
c. Schools (i.e., attendance, boundaries, overload, etc.)?
d. Parks or other recreational facilities?
e. Medical aid?
I. 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 now facilities?
1. Natural gas?
2. Electricity?
3. Water?
4. Sewer?
5. Other?
b. Result in a disjointed pattern of utility extensions?
c. Require the construction of now 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?
L --
Crry CF MN @EPVVPVXW
CkwrPALPOVInNOBEROM
PLAN-9D6 PAGE 4 OF 0 1-901
14. Mandatory Findings of Significance (gection 15065)
The California Environmental Ouality Act states that H 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 Cafrfornia 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.)
arm ar am Lww
o
22""^"""T'MOSER"M PLAN-0-06 PAGES OF (11.001
C . DISCUSSION OF ENVIRONMENTAL EVALUATION AND MITIGATION MEASURE_
1 . EARTH RESOURCES
a ) The proposal will result in earth movement ( cut and/or fil' li
of 50 , 000 cubic yards of cut and 45 , 000 cubic vards of fill .
Grading in this quantity may potentially result in various
impacts related to erosion and dust control . However ,
compliance with Public Works / Engineering standard
requirements will serve to reduce any negative impacts
associated with grading and soil erosion to a level of
insignificance .
Specifically , if any development is scheduled to be done
between October 15th and April 15th the Engineer shall submi~
a a detailed erosion control plan including desilting basins "r
other temporary drainage or control measures , or both , as may
be necessary to protect adjoining public and private propert-:
from damage by erosion , flooding or the deposition of mud or
debris which may originate from the site or result from such
development . In addition , dust will be controlled by frequent
watering of soil as deemed necessary by the Department of
Public Works/Engineering.
b) The proposed project will not result in development and/or
grading on a slope greater than 15% natural grade . The
subject site has a natural grade of approximately 12% .
3a ) Development of the proposed site will reduce the amount of
impermeable top soil which will increase surface water runoff .
This surface runoff will be carried into proposed storm drains
as approved by the Department of Public Works/ Engineering.
e ) The west portion of the project site is located in Flood Zone
A. This portion of the site was previously reviewed due to V/the chestnut storm drain . Potential impacts shall be reduced
to a level of insignificance by raising the pad elevations on
lots 1 , 2 , 3 , and 4 one foot above the existing grade and
obtaining a Flood Hazard Permit for the Department of Public
Works/ Engineering.
2 . AIR RESOURCES
c. ) The site is not located in a high !,rind hazard area as
identified in the City ' s General Plan . Standard requirements
and conditions of approval pertaining to building constructiCii
will be placed at the Review of Plans stage .
3 . WATER RESOURCES
.ia ) Development of the proposed site will reduce the amount of
impermeable top soil which will increase surface water runoff .
Nk This surface runoff will be carried into proposed storm drains
as approved by the Department of Public Works/ Engineering .
If , 3b, e ) The west portion of the pro�ecr_ site is
Zone A and designated as a USGS blue line strear- whi -1-1
also contains the chestnut storm -Ji ain . An eJt�e r,
trail is proposed along or in this portion of the
Negative impacts associated with this prole_} =h.=:11 r�
reduced to a level of insignificance by obtaining X11
necessary permits and approvals from the DEpar* gent ,*
Fish and Game and The Corps of Engineers for disturtanc�
of this blue line stream .
4 . BIOLOGICAL RESOURCES
a ) The subject site is located in the Biological Resourc-•,
Management Overlay District as a result a biological surve -
was conducted on the subject site by Tierra Madre Consultants ,
1 Inc . The following mitigation measures are recommended r_
avoid or mitigate impacts of the proposed development on
biological resources :
A) No grading, fencing, landscaping, grazing , or other /
activities will be allowed west of the western boundaries V
of Lots 1 , 2 , 3 , and 4 except for the location of an
equestrian trail in the 25-foot chestnut storm drain
easement .
B ) A decorative block wall shall be placed along the
boundaries of Lots 1 , 3 , 3 , and 4 .
C) The developer shall secure all necessar- permits
approvals for the disturbance of this blue line stream.
Compliance with the above mitigation measures shall serve to reduce
any potential impacts to biological resources to a level
insignificance .
b, c ) There are a number of trees on site which will be rem,-%ved iuc
to grading. Each tree removed shall be replaced on site with +�
a 36" box tree at a 2 : 1 ratio in accordance with Parks an3
Recreation Department recommendations .
5 . NOISE
c ) Operation of construction machinery will temporarily increase
noise levels in the project area . In consideration of nearby
residential development , grading shall be limited to the hcur,.:;
between 7 : 00 AM and 10 : 00 PM. These restricted hours will
minimize any potential negative impacts tc a level or
insignificance .
6 . LAND USE
Le c ) The project site is located within ^reenbelt " Zone B ,s
identified in the Verdemont Area Plan , p ae 138 . * Compliam_.-e
with the attached Greenhelt , Zane P s-;,-,lards shall ser,:e t _
reduce any impacts to a level of insignificant,-z- ( See
Attachment A) .
9 . TRANSPORTATION/CIRCULATION
f , h ) The City' s Traffic Engineer has determined that the
will riot result in increased safety hazards to veliicies .
bicyclists or pedestrians and that the project will not re-z-,ul •_
in a significant increase in traffic volumes on the rcaiways .
13 . CULTURAL RESOURCES
a , b) The proposal is located in a prehistoric or histor-:
archaeological site as identified in Section 3 . 0 , figure c
. page 3-5 of the General Plan . A cultural resource review b-
the Archaeological Information Center concluded tha} roc
cultural resources are known to exist within or adlace!-;1-
the project area . However , because of the possit;ility of
encountering buried cultural deposits during grading of tlj
subject property, as mitigation , a qualified archeoloci,_al
monitor shall be present during the initial grading staoes .
If such materials are encountered construction shall ba
temporarily stopped . The Planning Department :hail L
j notified, the material shall be evaluated , and appropria e
data recovery/protection measures shall be implement_e3 .
14949is
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 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
Name and Title
>�_
Signature
Date: 2- - Zo X70 �J
CZ~'"A` PLAN-9J)6 PKiE_OF_ (11410)
--ra.w1 — 6ed.vi*06
n
V. APPENDIX
FOOTHILL FIRE ZONE MINIMUM DEVELOPMENT STANDARDS AS RECOMMENDED BY CRMPT
ACCESS/TRAFFIC CIRCULATION ( APPLICABLE ZONES)
At least 2 different publicly dedicated ingress
egress routes for all residential projects. (A + B + C)
Minimum 26 foot paved width with parking on
one side of each street. (A + B)
Aot'Taft I EE r
Maximum cul—de—sac length 350 feet, up to 600 with
specific PUD standards and appropriate fire agency approval. (A + B)
Minimum of 45 feet for cul—de—sac turn-
arounds, radius of curves, dips. (A + B)
No dead end streets, require temporary cul—de—sac. (A + B)
of
PUD street standards with
parking on both
sides of street (or allow off—street parking X09,
with minimum street width) adjacent to units. (A + B)
Maximum street grades at 12-14% all weather,
non-skid surface. (A + B)
L_�350
( 600'iF PUD)
Driveways not to exceed 150 feet in length nor 14% grade
unless road standards met. (A)
Perimeter streets placed on foothill o o 120/o 1401*
side of development. (A + B)
OR
Minimum 12 foot passable way from public street to the fuel modified area, no
fences or trees planted in 12 foot access route (no more than 350 feet apart) .
(A + B)
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— 61 —
SITE AND STREET IDENT CATION �1
Non-combustible and reflective street marker visible for 100 feet. (A + B + C)
Non-combustible and reflective building address with 3 inch high lettering and
numbers visible at least 100 feet. (A + B + C)
ROADSIDE VEGETATION
Removal of dead fuel for 10 feet, encourage maintained vegetation. (A + B)
Thinning and other vegetation modification for 100 feet. (A + B)
WATER SUPPLY
Static water sources shall have access on one side of at least 16
feet. (A + B + C)
Subdivisions and mobilehome parks are to be provided with 6 inch or larger
circulating (loop) mains and storage capacity sufficient to provide the
minimum fire flow duration and hydrant spacing under "system standards"
indicating below with a residual pressure of 20 pounds per inch . (A + B + C)
A minimum of 2 private spigots available facing foothills per building. (A + B)
Each hydrant shall be identified with approved blue reflecting street
markers. (A + B + C)
Each cul-de-sac greater than 300 feet in length requires a minimum of 1 hydrant.
(A + B)
SYSTEM STANDARDS
Fire flow gpm, duration and hydrant spacing according to minimum standards of
community jurisdiction or district. (A + B + C)
CONSTRUCTION AND DEVELOPMENT DESIGN
A slope analysis shall be filed with all discretionary and nondiscretionary
applications. the contour interval shall not be more than 5' and indicate a
category of 30% and more. (A + B)
No new residential development (including individual lots) or subdivision- of
land on slopes above 30% in fire hazard area. (A)
No new development in narrow canyon mouths or ridge saddles. (B)
Underground utilities for new subdivisions and individual
structures. (A + B + C)
Open ends of tile roofs must be capped with non-ignitable material to prevent
bird nests or other combustible material to be located within the roof
structure. (A + B + C)
Decking with exterior materials of at least 1 hour fire resistant
rating. (A + B)
- 62 -
Attic vents under th. roof shall be located near ,,ti. .=oof edge rather than
toward the external wall. (A + B)
other vents covered by 1/4 inch corrosion resistant wire mesh, not to exceed
144 square inches. (A + B + C)
Minimum 60 foot building separation in Zone A, 30 foot in Zone B. PUD 30 foot
separation in clusters. (30 foot minimum setback from adjacent propert"
line. ) (A + B)
No combustible materials such as patio covers with plastic, bamboo, straw or
fiberglass. (A + B)
No eave vents facing wildlands/foothills . (A + B)
Require retrofitting when more than 25% replacement occurs, i .e. roofing,
fencing, room addition. (A + B + C)
. Exposed piping shall be non—combustible, all other piping underground. (A + B)
Limit all accessory buildings, guest housing and secondary housing to all
FIRE ZONE standards. (A + B)
UBC exterior 1 hour fire walls. (A + B + C)
A) UBC noncumbustible roofing materials, non—wood. (A + B + C)
0) UBC fire resistant construction materials. noncombustible sidings. (A + B)
C) Chimney spark arrestor , 12 guage wire screen 112 inch opening mounted in
vertical position visible from ground. (A + B + C)
D) Structures supported to any degree by stilts shall have all under floor areas
encased to the ground with the same fire retardant material as required for
fire walls. (A + B)
E) Glazed with extra strength glass or double paned glass facing
wildlands. (A + B)
F) Non—combustible fencing materials with gates for access. (A + B)
(3) All new property lines to be placed at top of slopes. (A + B)
B C
A
C -- ....
E
G
F
Buildable pads on natural slope of less than 30% and adjacent to slopes
greater than 30%. minimum pad setback of 30 feet from edge of slope where
slope is greater than 30 feet in height, unless the entire slope or 100 feet ,
which ever is less is landscaped and fire resistant vegetation is maintained
by an irrigation system. (A + B)
� B
Slope greater than A
30% ;natural vegetation)
Slope greater than 3CS
If (A) is less than 30 ft. then A
(8) must be landscaped With fire
resistant vegetation. B-
- 63 -
Install and
that thewater umay be ry t®dn quickly o y
and easily fightingy
purposes. (A + B)
Vegetation clearance and modification: (A + B + C)
30 feet from structure (some ornamental and ground cover exceptions) ; 100 feet
vegetation clearance. thinning and other modification (maintained no lower than
3 inches nor higher than 18 inches; 10 foot clearance from chimney or stove
pipe outlet. (May retain "specimen native shrubs" if they are trimmed 2 feet
above the ground, do not exceed approximately 7 feet in diameter, are
maintained free of all dead wood, duff, dry leaves, etc. and are not closer
together than 18 feet air space. )
No residential bonus densities except in PUDs. (A + B)
Firewood stacked on a contour away from home. (A + B)
Fuel tanks > 10 feet from building with vegetation clearance. (A + B + C)
EROSION CONTROL
Require compaction on all fills. (A + B)
Prior to permit issuance require approval of erosion and drainage control plans
prepared by qualified professional for all new projects. (Individual lot and
subs.) (See erosion control plan specifics in appendix pages 61 - 65. )
(A + B + C)
Require project referral notices be sent to appropriate Resource Conservation
District for erosion control comments just for foothill area. (All new
development individual lots and subs. ) (A + B)
Where appropriate in erosion control plan. require fire resistant revegetation
for erosion control. (A + B)
Where appropriate, require PUD Home Owner's Association to maintain firebreak
fuel modification zones. (A + B)
OTHERS
Require that before building permits are issued (individual lots and
subdivisions) County Fire Warden or appropriate fire district is notified.
(A + B)
Require through conditions of approval that new CCR's require all transactions
of property involve disclosure to purchaser of high fire hazard restrictions.
(A + B + C)
Mass mail notice to violators on April 1 to clear brush prior to June 1 .
(A + B)
— 64 —
Inspection on June 1 '00' appropriate date — (brush ) -,eed abatement)
properties that need ciearance will be issued notices ,f non—compliance and
given 15 days to clear. (A + B + C)
If properties still not cleared. County is authorized to do the clearance using
private contractors. Owner billed for costs plus administrative charge. If
not paid. lien on property. Same provisions for roadways.
— 65 —
SPECIFI, .TIONS FOR AN EROSION CONTROL . .N
An erosion control plan should clearly indicate the nature and extent of
proposed work and methods to control runoff, erosion and sediment movement.
Both temporary and permanent measures should be shown. It may be part of other
plans such as plot plans or drainage plans as long as it is clearly labeled.
Two sets for each application drawn to scale minimum size of 18" X 24".
Minor project proposals (single-family dwellings, minor subdivision of four or
less lots. or grading of less than 100 cubic yards) need not consult a
professional to draw up the plan. Major proposals must be prepared by a
registered professional civil engineer, forester. landscape architect,
geologist or approved erosion control specialist. It must be approved before
other permits such as building and grading permits will be issued.
Plans for major projects must include runoff calculations (for a 10-year storm)
demonstrating the adequate capacity of drainage structures. Any other
calculations, such as to determine the capacity of sediment catch basins, must
also be shown.
All Erosion Control Plans shall include the following information in writing
and/or diagrams:
Location of the proposed site
Property lines
Details of terrain, including present contours and proposed finish
contours
Drainage patterns of the area and proposed drainage facilities
including details of surface and subsurface drains
- Delineation of areas to be cleared
- Proposed construction
- Details of all erosion control measures
- Revegetation proposals (including cuts and fills) including plant
Species
- Proposed construction schedule (including time of erosion control
mesures installation)
- North arrow, scale, and name and location of nearest public road
intersection
- Name and address of owners)
- Assessor's parcel number(s)
- Name, address, and phone number of person who prepared the plan
- septic tank location.
Erosion Control Plans will be reviewed to see if they adequately address the
concerns listed below. Plans may be altered, conditioned, or returned for
major improvements. All measures shown on approved plans must be in place
before final inspection and certification.
After instated, all erosion controls will be maintained by the landowner or
developer.
The following requirements should be considered when designing your project and
preparing the Erosion Control Plan:
— 66 —
GRADING AND LAND D,ST' ANCE
- Plan the location and construction of the development to keep grading and
landclearing to a minimum-
- If the project is on steep slopes, avoid major grading by using pole , step.
or other suitable foundations.
- Locate access roads so that they do not cross slopes greater than 30% , or
require cuts and fills greater than 5 feet in height.
- Do not grade in sensitive areas such as natural drainageways and unstable
slopes.
- Begin landclearing only after approval of your Erosion Control Plan.
- Landclearing is not permitted on slopes greater than 30% or in sensitive
areas such as water supply watersheds.
- Stock pile and reapply topsoil on slopes less than 20% .
RUNOFF CONTROL
- If the project is located on very sandy, highly permeable soils . control
surface runoff by using infiltration measures such as percolation trenches
or drywells. This practice will assist in groundwater recharge and
reduction of erosion-causing runoff. Do not use these measures on steep
slopes or other geologically unstable areas, or areas of high groundwater.
- If infiltration is not feasible, detain cr disperse runoff so *_fat
concentrated water leaving t�,e site does not exceed predevelopment levels.
Use waterbars, splash blocks, sheet dispersal into well-vegetated areas, or
other systems that slow down and spread cut concentrated water.
- Use nonerodible berms or swales to direct runoff away from vulnerable areas
such as cut/fill slopes, cliffs, foundations, or retaining walls.
- If runoff must be collected and concentrated. convey i` so that it foes not
cause erosion. On steep slopes or sanoy soils use nonerodible conduits
such as culverts, lined ditches, or drainage systems.
- All culvert and channel outlets need adequate energy dissipators to prevent
erosion.
- Maintain runoff rates at or below predevelopment levels.
- Retain runoff onsite by filtering it back into the soil whenever possible
and always where percolation rates are 2" per hour or greater. Consi�er
use of percolation trenches, basins, and dry wells for this purpose.
NOTE: Retention is not recommended on unstable slopes or in areas where
high water tables exist.
- If retention is not possible . detain runoff with detention basins or other
.00ft runoff collection devices and release it in a controlled fashion, possibly
into pipes or lined ditches.
- 67 -
Direct released runoff flows onto established vegetation, paved areas, or
other adequate energy d133ipator3 such as rock rip rap.
- Keep sediment on site by filtering runoff with gravel berms, vegetated
filter strips. catch basins, etc. Never pile soil where it may wash into
streams or drainageways.
Use berms or swales to divert runoff away from sensitive areas such as
unstable slopes.
VEGETATION
- Good vegetative cover prevents erosion. Do not remove any more than
absolutely necessary.
Stockpile topsoil for reapplication on slopes less than 20% . This will aid
in vegetation establishment considerably.
- Schedule clearing activities for summer months. if possible.
- Revegetation should be in place by October 15.
- Use native plants for permanent protection.
- Use recommended grass/legume seed mixtures for good temporary soil
protection.
Some plants will require adequate preparation, fertilization, water, mulch,
and/or maintenance to ensure establishment of a good protective cover.
WINTER OPERATIONS (OCTOBER 15 - APRIL 15)
- All work during the rainy season requires special precautions to prevent
erosion. Disturbed soil must be protected with vegetation, mulch. or other
means after October 15.
- During construction, temporary measures must be taken to retain sediment on
site such as dikes. gravel filter berms, vegetation filter strips, or other
effective means.
- Install erosion control measures before winter rains (October 15 - April
15) . This includes drainage structures for roads and driveways such as
waterbars, culverts, roadside ditches. "Erosion-proof" road surfacing may
be necessary.
- Protect all disturbed soils with vegetation and/or mulch. Retain sediment
with dikes, gravel or vegetated filter strips, and catch basins.
- Keep all culverts and drainage facilities free of silt and debris.
- Keep emergency erosion control materials such as mulch. plastic sheeting,
and sandbags on31te. Install these at the end of each day as necessary.
- Operations may be delayed if a high potential for erosion exists.
— -68 —
AttacYmient "F"
MITIGATION REPORTING/MONITORING PLAN
for the
Tentative Tract 14949 Mitigated Negative Declaration
Introduction
In compliance with Public Resource Code Section 21081. 6
(enacted by passage of AB3180 (Cortese) ) , public agencies
approving projects which may cause significant environmental
impacts must monitor the mitigation of those impacts. This
Mitigation Reporting/Monitoring Plan, prepared for Vemon LTD,
ensures implementation of the mitigation measures adopted by
the Planning Commission in approving the project and the
Mitigated Negative Declaration.
Mitigation Measures and Reporting/Monitoring Activities
Prior to beginning construction the applicant shall furnish
the City Planning Department with a checklist chart to use in
tracking the mitigation monitoring and reporting activities.
The chart shall list each mitigation measure, monitoring or
reporting action and be ruled into columns that are designed
to record responsible agency, dates of completion, inspector
or other certifying persons and the person recording the
information.
Water Resources Mitigation Measures
lf, 3b,e,4c The project shall be subject to all necessary
permits from the Department of Fish and Game and
the Corps of Engineers.
Water Resources Reporting/Monitoring Action
' lf, 3b,e,4c The developer shall obtain written certification
showing acquisition of permits from the affected
agencies at the time such fees are paid and-
deliver the certification to the City Building and
Safety Department and Planning Department prior to
issuance of Building Permits. The planning staff
shall retain such certification in the project
file and annotate the file to indicate compliance.
Biological Resources Mitigation Measures
4a The developer shall insure no grading, fencing,
landscaping, grading of other activities west of
the western boundary of lots 1, 2 , 3 & 4 except
for the location of an equestrian trail in the 25
foot chestnut storm drain easement.
4b The dev�oper shall install a dec..,rative block
wall along the western boundaries of lots 1, 2 , 3
& 4 .
r.r Biological Resources Reporting/Monitoring Action
4a Upon final acceptance of the site grading by the
city engineer notice by the developer shall be
given to the planning department in writing of
compliance. The planning staff shall retain such
certification in the project file and annotate the
file to indicate compliance.
4b Upon issuing of the block wall permit the
developer shall notify the planning department in
writing of compliance. The planning staff shall
retain such certification in the project file and
annotate the file to indicate compliance.
Cultural Resources Mitigation Measures
13a,b To mitigate the archaeological review a qualified
archaeologist shall be on site during grading
operations.
Cultural Resources Reporting/Monitoring Action
13a,b The archaeologist shall provide written certifica-
tion to the planning department.
/das
DOC:MISC
TT14949
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MAP 1 . MITIGATION MEASURES FOR TT 14949.
L.-J. RECOMMENDED ENVIRONMENTAL CONSTRAINTS
SCALE: 1 100'
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MAP SOURCE: BONADIMAN & ASSOCIATES. Consultants
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9000-3330
TO: Roger G. Eardgrave, Director of Public works/City
Engineer
FROM: Larry E. Read, Director of Planning and Building
Services
SURIECT: Off-Site Improvement of School Facilities -
Developers Fees
DATE: August 22, 1990
COPIES: Shauna Edwins - City Administrator, John Montgomery
- Principal Planner, Mika Finn - Associate Planner
-------------------------------------------------------------
This is a request for you to look into the establishment of
supplemental developer fees to fund off-site improvements
associated with new school construction in the Vardaaont/
Devore area.
The San Bernardino unified School District has indicated in
their comments concerning two Tentative Tract applications
that the Developer fees are inadequate to !inane* off-site
public improvements associated with now school construction.
Thera are strict criteria concerning what items State school
funding will pay for in now school construction, and off-site
public improvements is not an item that the State will fund.
The District has requested the City to establish a
supplemental developer foe to finance these off-site public
improvements. This would involve estimating the cost of
these oft-sits improvements, establishing a benefit area and
establishing a foe formula. It is realized that developers
already pay a school fa*, but these teas cannot be used for
off-site public improvements. These foes would not be paid,
to the School District, rather they would be paid to the City
to finance the specific public improvements. There seems to
be a clear nexus and need to establish these fees.
The two Tentative Tract applications commented on by the
District have been conditioned to participate in any
supplemental fee program established by the City for off-site
improvements. I have attar-had copies of the District's
comments on both of the tracts, and a copy of a letter from
the District to Gene Klatt outlining the non-eligible
expenses for North Vardezont Elementary School which would be
covered by the supplemental foot.
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Attachment "I"
AM AM
ALL APPLICATIONS FOR A VARIANCE MUST INCLUDE A WRITTEN RESPONSE TO EACH OF THE FOLLOWING
ITEMS IN ORDER TO CLEARLY ESTABLISH THE N.EM FOR THE VARIANCE. PLEASE ANSWER ALL ITEMS
DIRECTLY ON THIS SHEET.
A. There are special circumstances applicable to the property, including size, shape, topography, location or
surroundings,the strict application of this Code deprives such property of privileges enjoyed by other property in
the vicinity and under identical land use district classification;
As the nronerty to the north is currently undeveloned and will recruire
access thru this parcel, B street should extend to the north nronerty line.
Since this parcel is annroximatell, 8 acres circulation thru this narcel
will reduce the number of lots which can currently be built; however,
should the cite allow B street to extend to the north property line then
the circulation issue is resolved. As the city of San Bernardino Fire
*Marshall has indicated that nroviding fire sprinklers for the homes which
exceed the 350 length for cul-de-sacs the current develonment code
recruirements will be mitigated.
B. That granting the Variance is necessary for the preservation and enjoyment of a substantial property right
possessed by other property in the same vicinity and land use district and denied to the property for which the
Variance is sought;
As this nronerty should provide access to the northerlv parcel so as not
to landlock said narcel the nronosed variance will allow for the property
right of the approved zoning density for this parcel.
C. That granting the Variance will not be materially detrimental to the public health, safety,or welfare,or injurious
to the property or improvements in such vicinity and land use district in which the property is located;
As the city Fire Marshall has recommend annroval of the extended length
cul-de-sac, and as the nronosed development code allows for a cul-de-sac
of 750 feet in length with a maximum of 30 units; therefore, this
variance will be in compliance with the nronosed development code.
C- 6 &AN E#YIOp
CENTRAL PNMTM°EW4KU PLAN-4.09 PAGE 4 OF 6 (2-40)
W
D. That granting the Variance does not constitute a special privilege inconsistent with the limitations upon other
properties in the vicinity and land use district in which such property is located;
As the development oronosed will provide for future access to existing
landlocking r)roperty to the north this variance will not only provide for
land use consistent with the General "lan for the subject nronerty but
will also .provide for dedicated access to the northerly parcel which is
currently landlocked.
E. That granting the Variance does not allow a use or activity which is not otherwise expressly authorized by the
regulations governing the subject parcel;
As the current develonernent code allows for 350 foot long cul-de-sac thus
no regulation currently allows for this request.
F. That granting the Variance will not be inconsistent with the General Plan.
As the general nlan densitv is not being exceeded; therefore, this
variance will be consistent with the General elan. When develormient
occurs to the north of this pronerty B Street will extend thru and will
no longer be a cul -de-sac thence this variance will be consistent with
the General Plan.
CJTY OF aEPOMPEM J
C*WTPALP"mnM0MERWC&S PLANAM PAGES OF 6 (2.60)
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71
W I L L I A Ni L W R I G '-i T /
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F I R E P R E V E N T 1 O N D I J I S 1 0 V
June 19, 1990
r — �.
Lonnie Young
Joseph E. Bonadiman & Associates JUL 0 19090
P.O. Box 5852
San Bernardino, California 92412 c,=
Subject: Tentative Tract 14949
Review of Fire Sprinkler
Dear Mr. Young:
After reviewing this plan, we fee]. ghat if you equipped the
homes that are beyond the 350 square: feet cul-de-sac length
with automatic fire sprinklers, czar concerns would be
mitigated.
Sincerely,
WILLIAM L. WRIGHT - FIRE .CHIEF
Mikel Park
Fire Marshal
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PRIDE ISS 2 0 0 E A S T T H I R 0 S I R E E T S e r: B E 0 N A R D I t4 0 IN PROGR
C A i : F O R N I A 9 2 4 1 0 - a ! 8 9
7 1 4 1 ] 0 4 5 3 • • FAX 7 1 4 ] ! 1 - S I / P
Attachment "J"
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ATTACHMENT "5"
CITY OF SAN BERNARDINO PLANNING AGENDA
AND BUILDING SERVICES DEPARTMENT ITEM
CASE TT 14949
LOCATION HEARING DATE 5-18-93
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COUNCIL MEETING
SUPPLEMENTAL AGENDA
OCTOBER 4, 1993
From: the City Attorney' s Office:
1 . Request for Closed Session to discuss pending litigation.
Motion: That the Common Council recess to Closed
Session pursuant to Government Code Section
54956.9(a) to confer with its attorney
regarding pending litigation which has been
initiated formally to which the City is a
party as follows:
In Re General Motors Corporation Pickup Truck Fuel Tank
Products Liability Litigation - United States District Court
Case No. MDL Docket No. 961 and Master File No. 92-6450
S-�