HomeMy WebLinkAbout42- Planning & Building Services CITY OF SAN BERNA._yDINO - REQUEST FC1 COUNCIL ACTION
F 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 .
97-16 based on the Findings of Fact .
And
Tnat 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 Cand Planning
Commission for redesign .
And
That the MCC approve the extension -
of time for Tentative Tract No . 14949 Si�.`�gnattge
and direct staff to prepare Findings of Fact in � " Al Boughey , Directo
support , ---
Contact person: Al Boughey Phone: 5057
Supporting data attached: yes Ward: 5
FUNDING REQUIREMENTS: Amount: N/A
Source: (Acct. No.)
(Acct. Description)
Finance:
C. I Notes:-2-:�Uza"/w,
0
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:
I
O 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.
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
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 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) .
O 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.
o 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.
0
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" .
4
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"
CITY OF SAN BERNARDINO PLANNING AGENDA
AND BUILDING SERVICES DEPARTMENT ITEM #
CASE TT14473/CUP 92-16
LOCATION TT14949 (ECT)
HEARING DATE _7 /6 /q3
' t�.. TT 15188
TT 14473 i
a TT 14449
O
... . ::::. *.4% TT 14687 ,
r O • • % MUSC 1(
Ft TT 14400 eF Cti
o (s
AAAV ors 1
7k
Ak
Cm Crr me=
V
•0,
t Er
,.
P "l l PAM t of 1 (moo)
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 ON AD I M A N & A S S O C I A T E S , I N C.
C O N S U L T I N G E N G 1 N E E R S
Fifty-One Years Of
Joseph E. Bonadiman, P.E. 1903 - 1990 Engineering Innovations
Charles F. Bonadiman, L.S. l898 - 1986
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.
Sin y,
Joseph . Bonadiman
PingCmsn
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 #5
SUMMARY HEARING DATE 5 / 18 /93
WARD 5
APPLICANT:Bonadiman Engineers
TENTATIVE TRACT NO. 14473 P .O. Box 5852
W AND CONDITIONAL USE PERMIT San Bernardino, CA 92412
QNO. 92-16 OWNER: Vemon Ltd.
U 659 Grant Street
Upland, CA 91768
An application to subdivide 25 . 8 acres into 38 single-family
F.. lots in the RL, Residential Low and HMOD, Hillside
WManagement Overlay District.
0 Located north of the Muscupiabe Rancho Line, approximately
W 200 feet east southeast of the termination of Magnolia
cc
Avenue.
W
Q
EXISTING GENERAL PLAN
FffiPROPERTY LAND USE ZONING 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 a=No FLOOD HAZARD El YES ❑ ZONE A SEWERS: XX YES
HAZARD ZONE: ❑ ZONE: XX NO ❑ ZONE B C ❑ NO
HIGH FIRE AYES AIRPORT NOISE/ E3 YES REDEVELOPMENT 71 YES
HAZARD ZONE: ❑ NO CRASH ZONE: PROJECT AREA:
X$ NO C XX NO
Q r-1 NOT (POTENTIAL SIGNIFICANT Z ❑ APPROVAL
APPLICABLE EFFECTS WITH 0
MITIGATING MEASURES
IZ Cl) NO E.I.R. C ❑ CONDITIONS
M Z ❑ EXEMPT ❑ E.I.R. REQUIRED BUT NO W Z DENIAL
Z F3 SIGNIFICANT EFFECTS Q W
Z M U ATING
W NTH N ❑ CONTINUANCE TO O
Z ❑ NO SIGNIFICANT ❑ SIGNIFICANT EFFECTS ()
W EFFECTS SEE ATTACHED E.R.C. W
MINUTES Q
CnY AL
MMM MONG PLAN-9.02 PAGE i OF 1 (4-90
Q
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
4
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
SEARING 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.
0
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.
4
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") .
Respectlull y ubmitted
A
Dir t 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
O
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.
0
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.
0 0
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.
IM tK cln Or r- YA.NCDO
® TENTATIVE- TRAu NO . 14473
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CITY OF SAN BERNARDINO PLANNING AGENDA
ITEM # 5
AND BUILDING SERVICES DEPARTMENT
CASE TT 14473 , CUP 92-1
LOCATION HEARING DATE 5 / 18/9 3
Ain
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SITE s-� e..t TT 15118
T14949 /
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ATTACHMENT "D"
CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT AGENDA ITEM #6
SUMMARY HEARING DATE S 1
WARD
APPLICANT: Joseph E . Bonadiman & Ass c
P 0 Box '5852
W
Cl) Tentative Tract No . 14949 San Bernardino , CA 92412
Q (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
Cn W No . 14949 for a 21 unit single family development located on
the north side of the proposed Verdemont Drive , about 1 ,400
Q feet easterly of Magnolia Avenue .
W
Q
W
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Q
EXISTING GENERAL PLAN
PROPERTY LAND USE ZONING DESIGNATION
Subject Vacant RL Residential Low
North
South
East
West
GEOLOGIC/SEISMIC ❑ YES FLOOD HAZARD AYES E A SEWERS: M YES
HAZARD ZONE: {] NO ZONE: ❑ NO ❑ ZONE B ❑ NO
C HIGH FIRE C1 YES AETI OISE/ ❑ YES REDEVELOPMENT ❑ YES
HAZARD ZONE: ❑ NO CNE: PROJECT AREA:
® NO 91 NO
Q ❑ NOT POTENTIAL SIGNIFICANT Z ❑ APPROVAL
APPLICABLE EFFECTS WITH 0
f— MITIGATING MEASURES
LLI W Z U) NO E.I.R. Q El CONDITIONS
2 Z ❑ EXEMPT ❑ E.I.R. REQUIRED BUT NO W Z {] DENIAL
Z C SIGNIFICANT EFFECTS Q W
0 Z WITH MITIGATING F— M -
cc MEASURES N . ❑ CONTINUANCE TO
Z ❑ NO SIGNIFICANT ❑ SIGNIFICANT EFFECTS 0
W EFFECTS SEE ATTACHED E.R.C. W
MINUTES cc
Tentative Tract No. 14949
Extension of Time
Acrenda 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.
A
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.
WOMMINONNOW
Q
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.
0
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,
Al oug
D' ec ning and Building Services
Y�/ - 9"'�
ohn W. Lampe
Assistant Planner
ATTACHMENTS: 111" - 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
Tentative Tract No. 14949
Extension of Time
Agenda Item• #6
Hearing Date: 5-18-93
Page 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.
ATTACHMENT 113"
JOSEPH E . BONAOIMAN & ASSOCIATES , INC .
E N G I N E Q.W 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•M4)885-3806
,Tanuary 12 1993
'qtr. All Doughev
Director or the Denartment Of
rlannina & Buildinc Services
300 N. "D'' Street
San Bernardino CA 92415
RE:• Tentative Tract -tap 414949
Dear Mx. Boughey
With this letter we resnect-Fully request a one year extension to Tentative
Tract Man #14949. Due to the Door 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 horrors money fcr the development of tracts.
Our clients: Vemon 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
that financing to develon the property.
Thank 7,ou for your consideration of this request.
Sincerely,
7 e E. Bondi & Associates, Inc.
Jose h C Bonadiman, P.E.
JCB/sd
MP
f ATTACHMENT "4"
CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT AGENDA ITEM 8
SUMMARY HEARING DATE ')-:-)-91
WARD 5
APPLICANT: J.E. Bondiman & Associates
W 250 S. Lena Road
N San Bernardino, CA 92108
UTentative Tract 14ap No. 14949 OWNER: Dr. Huang , Vemon Limited
659 Grant Street
land, CA 91786
Th subdivide approximately 8.03 acres into 21 single family residential
I— lots. The subject site is located on the north side of proposed Verdemont
WDrive at the northerly terminus of Chestnut Avenue.
M
W
Q
W
2
Q
EXISTING GENERAL PLAN
PROPERTY LAND USE ZONING DESIGNATION
Subject Vacant RL Residential Low
North Vacant RL Residential Low
South Vacant RL Residential Low
East Vacant RL Residential Low
iaest Vacant RL Residential Low
GEOLOGIC/SEISMIC ❑ YES FLOOD HAZARD M YES IN ZONE A SEWERS: 2 YES
HAZARD ZONE: g] NO ZONE: ❑ NO ❑ ZONE B ❑ NO
HIGH FIRE X YES AIRPORT NOISE/ ❑ YES =REDEVELOPMENT ❑ YES
HAZARD ZONE: ❑ NO CRASH ZONE: AREA:
L$ NO KI NO
Q ❑ NOT POTENTIAL SIGNIFICANT Z ® APPROVAL
APPLICABLE EFFECTS WITH 0
N MI EATING MEASURES
Z Cn
W G ® CONDITIONS
=- Z ❑ EXEMPT ❑ E.I.R. REQUIRED BUT NO LL Z ❑ DENIAL
0 C WITH MITIGATING FECrs M
> Z MEASURES N O ❑ CONTINUANCE TO
Z ❑ NO SIGNIFICANT ❑ SIGNIFICANT EFFECTS U
LLI EFFECTS SEE ATTACHED E.R.C. {V
MINUTES Q
c wow vwirrwc"a nO
PLAN-9J)2 PAGE 1 OF 1
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) .
Cr"Of an+ an.u/a.o
CaUT pp.—oats awd-6.oe PAGE 1 of 1
CITY OF SAN BERNARDINO PLANNING CASE TT 14949
AND BUILDING SERVICES DEPARTMENT AGENDA ITEM 8
OBSERVATIONS HEARING PAGE 2-�-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.
��
PPWdr..o PLAN-9D6 PAGE 1 OF 1 IM90�
CITY OF SAN BERNARDINO PLANNING CASE TT 14949
AND BUILDING SERVICES DEPARTMENT
AGENDA ITEM 8
OBSERVATIONS HEARING DATE 2-5-91
PAGE A
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.
" MtMMU SEIMCES PUN-9A9 PAGE 1 OF i
1�-90'I
CITY OF SAN BERNARDINO PLANNING CASE TT 14949
AND BUILDING SERVICES DEPARTMENT AGENDA ITEM 8
OBSERVATIONS HEARING AGE a 5.91
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.
��
l PLAN-SM PAGE 1 OF 1 (4.90)
CITY OF SAN BERNARDINO PLANNING CASE Tr 14949
AND BUILDING SERVICES DEPARTMENT AGENDA ITEM 8
OBSERVATIONS HEARING DATE 2-6
-91 EJ
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.
CITY OF SAN BERNARDINO PLANNING CASE TT 14949
AND BUILDING SERVICES DEPARTMENT
AGENDA ITEM 8
OBSERVATIONS HEARING DATE 2-5-91
PAGE 7
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.
L =moo
.w.nrwa PLAN-BD6 PAGE t OF 1
(4-90)
CITY OF SAN BERNARDINO PLANNING CASE TT 14949
AND BUILDING SERVICES DEPARTMENT AGENDA ITEM 8
OBSERVATIONS HEARING AGE 2-5891
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 E. 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
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
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tiLLdGf7I[�Ilt t3,
CITY OF SAN BERNA, ,DINO PLANNING CASE TT 14949
AND BUILDING SERVICES DEPARTMENT
AGENDA ITEWr R
FINDINGS 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. A11' 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.
° R S PLAN" PAGE,OF, 1a.1q
CITY OF SAN BERNARDINO PLANNING CASE TT 14949
AND BUILDING SERVICES DEPARTMENT
AGENDA ITEM
FINDINGS OF FACT HEARING AGE 11
VARIANCZ 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.
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.
L =moo
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UNT��T�NERWAS PLAN.Anth PArr T M T It_om
CITY OF SAN BERNARDINO PLANNING CASE TT 14949
AND BUILDING SERVICES DEPARTMENT AGENDA MEM 8
CONDITIONS HEARING DATE 2- -91
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 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.
PLAN GS PAGE 1 oc 1 (64M
CITY OF SAN BEI,r..ARDINO PLANNING CAS,_ TT 14949
AND BUILDING SERVICES DEPARTMENT AGENDA ITEM 8
CONDITIONS " +� DATE 2-
PAGE 14
The satbacft 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.
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 characterizinq 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 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,
snake, 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, indemnify, and
hold harmless the City, its officers, agents and employees
from any claim, action, or proceeding against the City of San
Bernardino. The applicant further agrees to reimburse the
City of any costs and' attorneys' fees which the City may be
required by a court to pay as a result of such action, but
such participation shall not relieve applicant of his
obligation under this condition.
12. CcnPliance with Foothill Fire Zone, C Developrent Stwdards (See Initial
Study) .
4XV ap �
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AttadYsnent "D"
CITY OF SAN BERNARDINO PLANNING CASE TT 14949
AND BUILDING SERVICES DEPARTMENT
AGENDA ITEM 8
STANDARD REQUIREMENTS HEARING P DATE
PAGE
SIDENTIAL D M LOPMENT
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 or J ointly 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.
Cr" CP I" splavilme
c.nr. PLAM4.10 PAGE 1 of 1 (44M
CITY OF SAN BERNARDINO PLANNING CASE TT 14949
AND BUILDING SERVICES DEPARTMENT
AGENDA ITEM 8
(STANDARD REQUIREMENTS HEARINGD GE 2 -9 EEEE EEEEj
16
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 , 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.
0. OF .» E
PLAN-9 In PAM:t Lr._um
CITY OF SAN BERNARDINO PLANNING CASE TT 14949
AND BUILDING SERVICES DEPARTMENT
AGENDA ITEM 8
STANDARD REQUIREMENTS HEARING AGE_ 2-5 91
1
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 calf er 15 gallon, multi-branched trees shall b
C"0 M& Eft"MM
C[MFPUL IAMpOERWOM PLAN-8.10 PAGE 1 OF 1 WWI
CITY OF SAN BERNARDINO PLANNING CASE TT 14949
AND BUILDING SERVICES DEPARTMENT
AGENDA ITEM g
STANDARD REQUIREMENTS HEARING PAGE 2$91
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
MM�PftMf1i6MEft�4s PLAN-8-10 PAGE 1 OF 1 (4-ft
CITY OF SAN BERNARDINO PLANNING CASE TT 14949
AND BUILDING SERVICES DEPARTMENT
AGENDA ITEM _ 8
STANDARD REQUIREMENTS HEARING PAGE 2 19 91
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 applicable} .
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.
LNEP"ARMW ==�:
�rr ,rwwn"GAL"KIEs PLAN-8.10 PAGE 1 OF 1 )4.p0)
CITY OF SAN BERNARDINO PLANNING CASE Tf 14949
AND BUILDING SERVICES DEPARTMENT
AGENDA ITEM 8
STANDARD REQUIREMENTS HEARING DATE E�n 1
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,
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.
wnw. r c PLAN-8.10 PAGE 1 OF 1 u..
WINOW
CITY OF SAN BERNARDINO PLANNING CASE 'IT 14949
AND BUILDING SERVICES DEPARTMENT
AGENDA ITEM 8
STANDARD REQUIREMENTS HEARING DACTE 2 -2 91
13. 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
ceWTKAL W"iGnEWW" PLAN-8.10 PACE 1 OF 1 (4-p0)
CITY OF SAN tOIRNARDINO PUBLko. VORKa/DWt,
CASE _ TR 14949
STANDARD REQUIREMENTS AGENDA ITEM 8
kw, HEARING DATE 2-5-91
PAGE 22
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 project. Any
drainage improvements , structures or storm drains needed to
mitigate downstream impacts or protect the development shall be
designed and constructed at the developer ' s expense , and
right-of-way dedicated as necessary .
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 l s 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
.;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 drainage system
shall be oversized by 50% for bulking .
CITY OF SAN ma 'RNARDINO PUBLIC 'ORKS/El60L
cAs"
STANDAW REQUIREMENTS AGENDA ITEM _�
HEARING DATE
pAGE 23
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 .
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 .
CITY OF SAN o.,RNARDINO PUBLIC _ ORKS/E 404
CASE
STANDARD REOUREMENTS T R 14949
AGENDA ITEM
HEARING DATE 2- 91
PAnF 91
F ilities :
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 z )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.
CITY OF SAN .oe WARDINO PIBLWo `'ORKS/DML
CASE
TR 14
S TANDARD REQUIREMENTS HEARING AGENDA ITEM 8
DATE --2=5-91
PAGE ,
Street Improvement and Dedications :
31. yAll 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. _X For the streets listed below, dedication of adequate street
right-of-way (R . W . ) to provide the distance from street centerline
to property line and placement of the curb line ( C . L . ) in relation
to the street centerline shall be as follows :
Street Name Right-of-Way ( Ft . ) Curb Line ( Ft . )
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 viERNARDINO PUBLK. WORKS/EMOK . I
CASE
REQUIREMENTS T R 14 9 4 9
STANDARD AGENDA ITEM 8
HEARING DATE -5--Vr -
PAGE 26
Required Engineering Permits :
36. X Gradi ng permi t (if appl i cab', 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 ) .
36. 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 ) .
,A'1 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 Landscape P l a n Review F e e: 1% of the esti uated i analscapi ng cost.
45. X Traffic System Fee of S 12.92 per vehicle trip for City-wide
traffic mitigation . The total 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 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
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.
CITY OF SAN W XNARDINO PUBLIC YORK$/w)#NL
STANDARD REOLAREMENTS, cam AGENDA ITEM 8
HEARING DATE 2-5-91
ME 97
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
( 1 ) 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 .,tOftNARDINO PUBLK. *IORKS/B101t,
CASE
REMAREMENTS TR 14949
AGENDA ITEM s STANDARD
HEARING DATE 2-b-91
PAGE ?A
lMalp p in
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 .
54_ 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 PUBLIC WORKS/EMOR.
CASE
STANDARD REQUIREMENTS AGENDA ITEM a 9 89
HEARING DATE 2-5-91
PAGE 29 _:J
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 This 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 $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 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.
5E. 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. 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.
--J
CITY OF SAN BERNARDINO PUBLIC WORKS/010L
CASE
STANDARD REQUIREMENTS T R l a 9 a 9
AGENDA ITEM 8
HEARING DATE —2- 9--91
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.
I
`ernardino City Water Departme.
STANDARD REQUIREMENTS
.ew of Plans: # T.T. No. 14949 Date:
Location: N. Side of Verdetmnt Dr. at northerly terminus Chestnut Approved:
Type of Construction: 21 single-family residential lots Denied:
Owner/Developer: Vernon Limited/Bonadiman & Assocs. Continued:
ENGINEERING: Name: Shirley L. Cismowski Date: 12/3/90
62. l P.S. I. blone
63. Size of Main Adjacent to the Project None
64.
Pressure Regulator Required on Customer's Side on the Meter.
65. Off-site Water Facilities Required to Meet Peak Flow Demand.
66. EX Comments: NCriTE: This tract can not be served adequately from 2100' Pressure Zone.
67• [2 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: Date: y SC
_LJ R.P.P. Backflow Device Required at Service Connection.
Double Check Backflow Device Required at Service Connection.
Air Gap Required at Service Connection.
GE.;2"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.
lyp-Regenerative Water Softeners May be Installed Without Prior Approval.
69. /Approved by Environmental Control Officer.
SEWER CAPACITY INFORMATION: Name: MC / 10m_%e!3 Date: �3/�J
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 U/ Gallons Per
Day. Equivalent Dwelling Units: o�
Subject to Recalculation of Fee Prior to the Issuance of Building Permit.
71• �r Proof of Payment Must be Submitted to the Building&Safety Department Priorto Issuance of the Building Permit.
reakdown of Estimated Gallons Per Day:
>f216 1390 WATR-3.01 CITY LOAMTBERNA ces
OWN
(-- CITY OF SAN BERNARDINO Casey9��
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 betaken 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 he 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. 3k The names of any new streets(public or private)shall be submitted to the Fire Department for approval.
SITE:
7F XAll 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. 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 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 , 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:
E2. 7`/10 e% At F,l 6l/ ioC oar t r r
FPB 170 U-901 FIRE-1.10 cm a Lw ,SERv ES
GEI/TaK MNT R SERVICES
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 Now Strip to
separate all turf and planter areas. Type of materials
allowed: 6" concrete mowstrips, concrete curbmaker,
Black Diamond (or equal)/polyethylene bed divider.
CITY OF SAN BERNARDINO
DEPARTMENTS OF
PARKS. RECREATION AND COIMUNITY SERVICES
PLANNING DEPARTMENT
t
i
• PROCEDURE
i AND
'i POLICY
FOR
LANDSCAPING AND MIGATION
1 MULTI UNIT
COMMERCIAL
INDUSTRIAL
January. 1966
i w
AL
Table of Contents
I. Purpose
II. Submittals
• A. Number of Plans and Submittal Procedures
B. Landscape Plans
C. Irrigation Plans
III . Landscape Areas
A. Maintenance of Landscaped Areas
B. Planter Areas
C. Interior Planter Areas
D. Irrigation
E. Setback Areas
F. Slope
C. Ground Cover and Bedding Material
H. Erosion Control
I. deed Control
IV. Plant Materials
A. Plant List and Climatic Conditions
B. Street Trees
C. Plant Material
V. Inspection
A. Irrigation System
B. Landscaping
VI. Otber Requirements
' CITY OF W %EL%ARP'WVp
SUSMITTAL AND VAL OF
1 IRRIGATION 0 PLANS.A
2. 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 Lb ow.
II. SUBMITTALS
A. NU1MER OF PLANS AND SUBMITTAL PROCEDURE
'Z
copies each of landscape and irrigation plans shall be sub-
witted to the Public Works/Engineering Department along with payment
of the appropriate Landscape Plan Review Fee.
B. LAj%1DSCAPE 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 3611.
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.
isting and proposed utilities - above
4 . Plans shall show location of ex
ground and underground.
5. Plans shall show type of zoning, the scale, and northerly directional
arrow.
6. Plans shall contain plant legends for all existing and proposed
plant material . The legend shall be as follows:
7. plan, 411 abow exiting and proposee w..... iatetial drawn to
scaly . their wature site. ions and details.
d. Plans shall contain Isndscspe specific,_
9. Plans shall show all required landscape areas protected from
parkinE areas with eoncre•tt curbing.
10. Plans shall show the name , address, and telephone number of
property owner or developer.
C. IRRIGATION PLANS
1 . All required landscaping shall be provided with an automatic
Irrigation system.
2. Plans shall be submitted with, attached to, end the came vise as
landscape plans.
3. Plans shall address eonservstion of vatfr and energy.
A. Comronents - 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 water 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.
S. Separate water meter for landscape irrigation is optional at ou-ners
request and expense.
NOTE: Ou-ner must notify the Water Department.
9. Plans shall contain installation specifications and details.
10. Plans shall contain irrigation legends as follows:
EQV I PI:ENT
�r.` �7 T;anuforturc� ?::dcI f 14FCTi 72e
PIPE
Ise Type Class Schedule
Note: Pipe sizing. (size) shall also be shown at each section of
pipe . (mains and laterals).
VALVE CHART
Calve
Valve Size GYr:
2�of 43
NI 1h it 27
,2 ETC. ETC.
ETC.
Total �� CalveE
Total GPX
Note: All valves shall be numbered.
FRICTI01: (PSI LOSS)
' Water Meter PSI
Backflow Device PSI PSI
Elevation Changes
PSI
Pipe PSI
Valves. Fittings, Miscellaneous PSI
Total PSI Loss PSI
Original PSI (static) PSI
Less Total PSI Loss
Equals
Minimum to Farthest HD PSI
II1. LANDSCAPE AREAS
A. MAINTENANCE OF LANDSCAPED-AREAS
Tne maintenance of landscaped areas and graded slopes shall be the
responsibility of the developer until the transfer to individual
ou-nership.
R. FLANTFfi AFLAS
A]] required landscaping shall be pretested by an enclosed concrete
curbing .
C. INTERIOR I" tLWINC ARE"
Interior planting shall be tequired and tal. 'nee equal to st least
10 percent of the open surfaced parking area excluding thr area of
landscapint strip required in the front yard setback area and shall
includc at least one `r`fial]rbeveomputed fronetherin Inside or Perimeter
thereof. Measurement
Walls or setback lines.
D. IRRIGATION
All required landscaping shall be provided with automatic sprinl.]er
facilities -wiiich shall be maintained in an operative condition.
Utilize only reduced hpii[svaecuurp..)baebkErF arEdperr'ittcrck valve
aSsezb]y. AU attuosp
f. SETBACK AREAS
All required setbacks abutting a public right-of-Way shall be land-
scaped (except for walks and driveways wljieh bisect or encroacl, oFon
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 otherl
slope and be plented.With a tall fescue type turf g 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 fill
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
pints. Plant material selected and planting method used shall be
suitable for the soil and climatic conditions of the site. Public
Works/Engineering will also approve these.
2. Plant sizes shall be as follows:
A. Trees 20% - 24" box
602 - 15 gallon
20i - S gallon
P. Shrubs 20; - S pallor,
BCil. - 1 Fr,l l on
C. Groundcover look - coverage when mature or 12" o.c .
• ). the t -enance of 11raded slopes &nd 'ndscaped &Teas aha11 ►e
the rear-onsibility Of the developer o 1 the tsansitT to individual
p��nEr ahi p. -
� . All grading and drainage facilities, includinr erosion control
planting of BpbyEthe?1CitybEngineer. aAc
approved grading permit
grading plan
8
shall be obtained prior to any grading being done.
H. EROSION CONTROL
All grading and drainage facilities, including erosion control planting
of graded el rdance
with a anyo`'f
by the City Eng
Frading bfinf done.
I. WEED CoNITROL
Pre-emergence control, post-emergence control and cultural control of
weeds shall be addressed in the landscape specifications.
7V. PLAINT MATERIALS
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 app
B. STREET TREES
Street trees shall be required. Tree varieties and exact location
will be determined by the Director of the Parks, Recreation and
Community Services Department or his/her debignee. 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 nee planting and Street Tree list). fie 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 soil and climatic conditions of the
site. Sizes of the plant materials Ehall conforr. to the fo]lowint
II.lX
Trees 205. , 24" box; 50',. , 15 Fallon; 30%, 5 pallor.
Shrob� 207 , 5 pal 1on; 60' , or:
GroundCVVCT 100 . c0m•tro9c
V e IMSP- 0
A. SYSTP:
AVON 1 . Inspectiont shall br performed by • Par1. and Recreation Department
re r resentativc at the following:
A. Pressure test of irrigation main line (ISO PSU for 2 hours)
B. Coverage test and final acceptance.
2. Do not allow or cause the above- items to be covered up. until It
has been Inspected and approved by a Park Department representative .
A t8 hour notice shall be giver prior to anticipated inspections.
B. LA`�PfCATlt::�
1. Inspections shall be performed by a Park and Recreation Department
representative at the following:
A. Upon completion of finished grade. Sol] preparation and final
rake out .
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 Ig hour notice shall be given prior to anticipated inspections.
V1 . OTHER REQUIREMENTS
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 (1 ) yczr fror., date of final approval by the Director of Parks.
Recreation and Corr.--unity Services or his/her designer. The conditions
of the fUFTantec Will be to insure, but not limited to all plant
a.atcrisl being ir, heE] thr condition and free frog abnormal conditions
W},ic], may have- occurred during or after planting, such as defoliation
(IT LtrUCtuTt die: acl.
E. ASSESS':LAT D]STR]CTS
( : )?i
C"TY OF SAN BERNAP11NO
PLANNWG DEPARTMENT
INITIAL STUDY
Attachment "E"
Initial Study for Environmental Impacts
For 7-Et4TA,-rvC- YRAcf 1-i/-\P No. 1:1,440t
Project Number
Project description/Location To 5ugcw i PF.
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Name
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Title
City of San Bernardino
Planning Department
300 N. "D" Street
San Bernardino, CA 92418
MISC: _
ISPREPARATION
ke/9-1-89
CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT
ENVIRONMENTAL IMPACT CHECKLIST
A. BACKGROUND
Application Number: I FNTAINE—
Project Description: To )i7►ycpFe
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Location: O N i,,1L`R 1 D Y O F X/FFLD i�(yla.►T- iRv F��( ;r !�.i
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Environmental Constraints Areas: Ft CAD 2,�)QE-7 A , I-{(6A 14 W'ND r`i%i4
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General Plan Designation: Rl— �ESf D1vl�Tl C1_. f-UV`�
Zoning Designation: r\A
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?
an or sµ �a«ro■o
fEMTWU'N1(IMC3�RNCfY DI Ald-OK D1f:C 1 nC Itt-MI
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 AQMD?
b. The creation of objectionable odors? _
c. Development within a high wind hazard area as identified
in Section 15.0-Wind& Fire, Figure 59,of the City's
General Plan?
3. Water Resources: Will the proposal result in:
a. Changes in absorption rates,drainage patterns,or the
rate and amount of surface runoff due to
impermeable surfaces?
b. Changes in the course or flow of flood waters?
c. Discharge into surface waters or any alteration /
of surface water quality?
d. Change in the quantity of quality of ground water?
e. Exposure of people or property to flood hazards as
identified in the Federal Emergency Management
Agency's Flood Insurance Rate Map, Community Panel
Number 060281 C - A , 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 identified in Section 14.0-Noise, Figures 14-6 and
14-13 of the City's General Plan?CF 2- BEPWAARMW
cE%Airwonra wwwcn PLAN.2M PAGE 2 O 111 C01
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 d8(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 A 4A or C as
identified on the Land Use Zoning District Map?
d. Other?
7. Man-Made Hazards: Will the project:
a. Use,store,transport or dispose of hazardous or
toxic materials(including but not limited to oil, /
pesticides,chemicals or radiation)?
b. Involve the release of hazardous substances?
c. Expose people to the potential health/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
facil lties/structu res?
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?
a..ZMv=
710Puyblic Services: Will the proposal impact the following Yes No Maybe
nd 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?
f. Solid Waste?
g. Other?
11. Utilities: Will the proposal:
a. Impact the following beyond the capability to
provide adequate levels of service or require the
construction of new facilities?
1. Natural gas?
2. Electricity?
3. Water?
4. Sewer?
5. Other?
b. Result in a disjointed pattern of utility extensions? V
c. Require the construction of new facilities?
12. Aesthetics:
a. Could the proposal result in the obstruction of any
scenic view?
b. Will the visual impact of the project be detrimental /
to the surrounding area?
c. Other?
13. Cultural Resources: Could the proposal result in:
a. The alteration or destruction of a prehistoric or
historic archaeological site by development within an /
archaeological sensitive area as identified in Section
3.0-Historical,Figure 8,of the City's General Plan?
b. Alteration or destruction of a historical site, structure
or object as listed in the City's Historic Resources
Reconnaissance Survey?
c. Other?
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14. Mandatory Findings of Significance (gection 15065)
The California Environmental Quality Act states that K any of the following can be answered yes or
maybe, the project may have a significant effect on the environment and an Environmental Impact
Report shall be prepared.
Yes No Maybe
a. Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat of a fish or wildlife species,cause a fish or
wildlife population to drop below self sustaining levels,
threaten to eliminate a plant or animal community,
reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important
examples of the major periods of California history
or prehistory? l
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.)
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C . DISCUSSION OF ENVIRONMENTAL EVALUATION AND MITIGATION MEASUF.ES
1 . EARTH RESOURCES
a ) The proposal will result in earth movement ( cut and/or fill ,
of 50 , 000 cubic yards of cut and 45 , 000 cubic yards 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 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 s>>,_h
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 !wind hazard area as
identified in the City ' s General Plan . Standard requirem--rats
and conditions of approval pertaining to building constiuctic;i
will be placed at the Review of Plans stage .
3 . WATER RESOURCES
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 .
If , 3b, e ) The west portion of the pro�ecr sire is i _: t-d i , F1,
Zone A and designated as a USGS blue line -strear• . whi `h
also contains the chestnut storm 3rain . An e4uesrr -i-:
trail is proposed along or in this portion of the
Negative impacts associated with this proie_r =h.=:11 re
reduced to a level of insignificance by obtainina =11
necessary permits and approvals from the Depar*_ �enr ,*
Fish and Game and The Corps of Engineers for disturbance
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 survi---,-
was conducted on the subject site by Tierra Madre Consultants ,
Inc . The following mitigation measures are recommended t,-�
avoid or mitigate impacts of the proposed development on
biological resources :
A) No grading, fencing , landscaping, grazing , or or_her /
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 wes-ern
boundaries of Lots 1 , 2 , 3 , and 4 .
C) The developer shall secure all necessary, 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^•ve3 due
to grading. Each tree removed shall be replaced on site with t�
a 36" box tree at a 2 : 1 ratio in accordance with Parks an_i
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 hcurs
between 7 : 00 AM and 10 : 00 PM. These restricted hours will
minimize any potential negative impacts tc a level c.-f
insignificance .
6 . LAND USE
c ) The project site is located within "Greenbelt " Zone B
identified in the Verdemont Area Plan p=ge 138 . - Compliance
with the attached Greenbelt , Zone P s--ndards shall ser•:e r_
reduce any impacts to . a level of insignifican,,= ( See
Attachment A) .
9 . TRANSPORTATION/CIRCULATION
f , h ) The City' s Traffic Engineer has determined that the r.,ro�e_t
will riot result iri increased safety hazards to vehicles .
bicyclists or pedestrians and that the project will not re-zzul •=
in a significant increase in traffic volumes on the rca3ways .
13 . CULTURAL RESOURCES
a , b) The proposal is located in a prehistoric or histori::
archaeological site as identified in Section 3 . 0 , figure
. page 3-5 of the General Plan . A cultural resource review by
the Archaeological Information Center concluded tha'_ 11 c,
cultural resources are known to exist within or adjace:-,t
the project area . However , because of the possif-ility of
encountering buried cultural deposits during grading of tine
subject property, as mitigation , a qualified archeologi,_al
monitor shall be present during the initial grading stare= .
If such materials are encountered construction shall be
temporarily stopped. The Planning Department shall 1;
notified, the material shall be evaluated, and appropriate
data recovery/protection measures shall be implemented .
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.
YThe proposed project could have a signif icant 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
/'t� �NA� w G�vd6 S . iyici2 �i✓/L� .
Name and Title
Signature
Date: I Z - Zo —70
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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)
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® 26"
7111 MV
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) ,
PUD street standards with parking on both �r
sides of street (or allow off-street parking
with minimum street width) adjacent to units. (A + B) .
J' A x.
Maximum street grades at 12-14% all weather,
non-skid surface. (A + B)
( wo,IF PUD)
Driveways not to exceed 150 feet in length nor 14% grade
unless road standards met. (A)
0
Perimeter streets placed on foothill o ,�•�.-,�•�.
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 IDE. JICATION 0
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 ,,ie roof shall be located near roof 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 property
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)
s) 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)
G) All new property lines to be placed at top of slopes. (A + B)
A
D ...
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 A
Slope greater than
30% (natural vegetation)
Slope greater than 3C!
If (A) is 1e3a than 30 ft. then A
(8) must be landscaped with fire B
reaiatant vegetation.
_ 63 _
Install and equip every --imming pool or oLUef
that the water may be 'ned quickly and easily for fighting
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 'Wir appropriate date - (brush weed abatement)
properties that need clearance will be issued notic, of 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 -
SPECi_ _CATIONS FOR AN EROSION CONTROL LAN
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 numbers)
- 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 DL. RB_E
Plan the location and construction of the development to keep grading and
landclearing to a minimum.
- If the ro ect is on steep slopes, avoid major grading by using pole, step.
P .�
or other suitable foundations.
- Locate access roads so that they do not cross slopes greater than 305 , 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 305 or in sensitive
areas such as water supply watersheds.
- Stock pile and reapply topsoil on slopes less than 205 .
RUNOFF CONTROL
If the project is located on very sandy, highly permeable soils . control
surface runoff by using infiltration measures such 33 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 :r disperse runoff so that
concentrated water leaving the site does not exceed predevelopment levels .
Use waterbars, splash blocks, sheet dispersal :nto 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, founcat.or.s, or retaining walls .
- If runoff must be collected and concentrated, convey i` so that it does nct
cause erosion. On steep slopes or sandy soils use none rod ib.e 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. Consider
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
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 dissipators 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 onsite. Install these at the end of each day as necessary.
- Operations may be delayed if a high potential for erosion exists.
- •68 -
Attachment "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 developer shall install a dt--orative block
wall along the western boundaries of lots 1, 2 , 3
& 4 .
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.
0 RECOMMENDED ENVIRONMENTAL CONSTRAINTS
SCALE: 1':: 100'
9/19/90:mp
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MAP SOURCE: BONADIMAN & ASSOCIATES.
Consultants
Clty r+l ara� o�sYAa►='GlYsV r►a i n�n��c��
IKTaROP71CZ
9008-3330
TO: Roger G. Hardgrave, Director of Public works/City
Engineer
FROM: Larry E. Reed, Director of Planning and Building
Services
SUBJECT: off-Site Improvement of School Facilities
Developers Fees
DATE: August 22, 1990
COPIES: Shauna Edwins - city Administrator, John Montgomery
- Principal Planner, Mike Finn - Associate Planner
-------------------------------------------------------------
This is a request for you to look into the establishment of
supplemental developer fees to fund off-sits improvements
associated with new school construction in the Verdemont/
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 finance off-site
public improvements associated with new school construction.
There are strict criteria concerning what items State school
funding will pay for in new 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 fee to finance these off-sits public
improvements. This would involve estimating the cost of
these off-site improvements, establishing a benefit area and
establishing a fee formula. It is realized that developers
already pay a school fee, but these fees cannot be used for
off-site public improvements. Those fees 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 foe program established by the City for off-site
improvements. I have attached copies of the District's
comments on both of the tracts, and a copy of a letter from
the District to Gone Klatt outlining the non-aligible
expenses for North Vordemont Elementary School which would be
covered by the supplemental fees.
/!III'/mtb
Attachment "I"
ALL APPLICATIONS FOR A VARIANCE MUST INCLUDE A WRITTEN RESPONSE TO EACH OF THE FOLLOWING
ITEMS IN ORDER TO CLEARLY ESTABLISH THE NEQ 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 ree7uire
access thru this narcel, B street should extend to the north nronerty line.
Since this narcel is annroximatel- 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 nronerty line then
the circulation issue is resolved. As the city of San Bernardino Fire
Marshall has indicated that providing 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 northerly parcel so as not
to landlock said narcel the nronosed variance will allow for the property
right of the anproved zoning densitv 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 approval 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 develonment code.
C n a aw. �uivo
CEW"" P"'"M10SE"IC" PLAN-4D3 PAGE 4 OF 6 (2-90)
y
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 nronosed will nrovide for future access to existing
landlocking property 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 develonement 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 elan densitv is not being exceeded; therefore, this
variance will be consistent with the General clan. When develoment
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.
CM CF OBVUWWM
PLAMN"4M PAGESOF6 (2.90)
-�.�*-- C I T Y O F
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F I R E D E P A R T M E N T
W I L L I A M L W R I G '-4 T
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F I R E P R E V E N T 1 O N D 1 V I S I O V
June 19, 1990
•,2
i5 II �`t I 1
Lonnie Young pu
Joseph E. Bonadiman & Associates JUL D y 1990
P.O. Box 5852
San Bernardino California 92412 OI Y c%I' S•AA eeRM1;AFJI�O
Subject: Tentative Tract 14949
Review of Fire Sprinkler
Dear Mr. Young:
g
After reviewing this plan, we feel. ghat if you equipped the
homes that are beyond the 350 square feet cul-de-sac length
with automatic fire sprinklers, our concerns would be
mitigated.
Sincerely,
WILLIAM L. WRIGHT - FIRE :HIED
fC� L
Mikel Park
Fire Marshal
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Attachment "J"
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ATTACHMENT "5"
CITY OF SAN BERNARDINO PLANNING AGENDA
AND BUILDING SERVICES DEPARTMENT ITEM
CASE � 14949
LOCATION HEARING DATE 5-18-93
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