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RESOLUTION NO. 2017-78A
RESOLUTION OF THE MAYOR AND CITY COUNCIL OF THE CITY OF SAN
BERNARDINO, CALIFORNIA, ADOPTING THE PREVIOUS ENVIRONMENTAL
DETERMINATION (STATE CLEARINGHOUSE NO. 2016031080) AND
APPROVING SUBDIVISION 16-02 (TENTATIVE PARCEL MAP 19701) TO
SUBDIVIDE A SITE CONTAINING APPROXIMATELY 41.6 ARCES INTO FOUR
(4) PARCELS COMPRISED OF THREE (3) PLANNING AREAS AND ONE (1) OPEN
SPACE AREA, AND SUBDIVISION 16-03 (TENTATIVE TRACT MAP 20006) TO
SUBDIVISIDE PLANNING AREAS 1 AND 2 INTO 120 RESIDENTIAL LOTS, A
POCKET PARK, A WATER DETENSION BASIN, AND A RECREATIONAL VEHICLE
STORAGE LOT, AND PLANNING AREA 3 FOR THE DEVELOPMENT OF A
COMMERCIAL CENTER ASSOCIATED WITH THE RANCHO PALMA SPECIFIC
PLAN THE BOUNDARIES GENERALLY FORMED BY CABLE CREEK TO THE
NORTH, PALM AVENUE TO THE EAST, THE 215 FREEWAY TO THE SOUTH, AND
LITTLE LEAGUE DRIVE TO THE WEST.
WHEREAS, on February 17, 2016, pursuant to the requirements of §19.66.020
(Subdivision Map Applications) of the City of San Bernardino Development Code, an
application for Subdivision 16-02 (Tentative Parcel Map 19701) and Subdivision 16-03
(Tentative Tract Map 20006) was duly submitted by:
Owner/Applicant: Strata Palma, LLC.
4370 La Jolla Village Dr., Suite 960
San Diego, CA 92122
Parcel Address: Cable Creek to the north, Palm Avenue to the east, the 215
freeway to the south and Little League Drive to the west.
APN'S: 0261-181-13, 14, 15, 0261-182-07 and 10
Lot Area: 41.6 acres
WHEREAS, Subdivision 16-02 (Tentative Parcel Map 19701) is a request to merge
five (5) existing parcels into four (4) parcels, which will include three (3) proposed Planning
Areas dedicated to commercial and residential uses, and one (1) parcel for Open Space Areas,
and Subdivision 16-03 (Tentative Tract Map 20006) to subdivide Planning Areas 1 and 2 into
120 residential lots, a pocket park, a water detention basin and a recreational vehicle storage
lot and Planning Area 3 for a commercial center associated with the Rancho Palma Specific
Plan; and
WHEREAS, the Planning Division of the Community Development Department has
reviewed Subdivision 16-02 (Tentative Parcel Map 19701) and Subdivision 16-03 (Tentative
Tract Map 20006) for consistency with the City of San Bernardino General Plan and
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compliance with the City of San Bernardino Development Code and the Rancho Palma
Specific Plan; and
WHEREAS, pursuant to requirements of §15084 of the California Environmental
Quality Act, the Planning Division of the Community Development Department accepted the
Draft Environmental Impact Report submitted by the applicant for General Plan Amendment
16-01, Development Code Amendment (Zoning Map Amendment) 16-01, Specific Plan 16-
01, and Subdivision 16-02 (Tentative Parcel Map 19701) and Subdivision 16-03 (Tentative
Tract Map 20006); and
WHEREAS, pursuant to §15087 of the California Environmental Quality Act, a
Notice of Completion of the Draft Environmental Impact Report for General Plan Amendment
16-01, Development Code Amendment (Zoning Map Amendment) 16-01, Specific Plan 16-
01, Subdivision 16-02 (Tentative Parcel Map 19701), and Subdivision 16-03 (Tentative Tract
Map 20006) released on July 8, 2016 for the CEQA-mandated forty-five (45) day public
review and comment period; and
WHEREAS, pursuant to requirements of §15132 of the California Environmental
Quality Act, the Planning Division of the Community Development Department accepted the
Final Environmental Impact Report submitted by the applicant for General Plan Amendment
16-01, Development Code Amendment (Zoning Map Amendment) 16-01, Specific Plan 16-
01, Subdivision 16-02 (Tentative Parcel Map 19701), and Subdivision 16-03 (Tentative Tract
Map 20006); and
WHEREAS, on January 12, 2017, pursuant to the requirements of §19.64.020 of the
City of San Bernardino Development Code, the Development and Environmental Review
Committee reviewed the application and moved the Final Environmental Impact Report and
General Plan Amendment 16-01, Development Code Amendment (Zoning Map Amendment)
16-01, Specific Plan 16-01, Subdivision 16-02 (Tentative Parcel Map 19701), and Subdivision
16-03 (Tentative Tract Map 20006) to the Planning Commission for consideration; and
WHEREAS, on February 4, 2017, pursuant to the requirements §19.52.020 of the
City of San Bernardino Development Code, the City gave public notice by advertising in the
San Bernardino Sun, a newspaper of general circulation within the City of San Bernardino of
the holding of a public hearing at which the Final Environmental Impact Report and General
Plan Amendment 16-01, Development Code Amendment (Zoning Map Amendment) 16-01,
Specific Plan 16-01, .and Subdivision 16-02 (Tentative Parcel Map 19701) and Subdivision
16-03 (Tentative Tract Map 20006) would be considered; and
WHEREAS, on February 15, 2017 pursuant to the requirements of Chapters 19.42
(Development Code Amendments), 19.50 (General Plan Amendments), 19.52 (Hearings and
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Appeals), 19.64 (Specific Plans), 19.66 (Subdivision Maps) and 19.74 (Zoning Map
Amendments) of the City of San Bernardino Development Code, the Planning Commission
held the duly noticed public hearing at which interested persons had an opportunity to testify
in support of, or opposition to the Final EIR submitted by the applicant for General Plan
Amendment 16-01, Development Code Amendment (Zoning Map Amendment) 16-01,
Specific Plan 16-01, Subdivision 16-02 (Tentative Parcel Map 19701), and Subdivision 16-03
(Tentative Tract Map 20006), and
WHEREAS, after closing said public hearing, the Planning Commission adopted
Resolution No. 2017-014 recommending to the Mayor and City Council the certification of
the Final EIR and the approval of General Plan Amendment 16-01, Development Code
Amendment (Zoning Map Amendment) 16-01, Specific Plan 16-01, Subdivision 16-02
(Tentative Parcel Map 19701) and Subdivision 16-03 (Tentative Tract Map 20006); and
WHEREAS, notice of the April 3, 2017 public hearing for the Mayor and City
Council's consideration of the proposed Resolution was published in The Sun newspaper on
March 24, 2016, and was mailed to property owners within a 500 foot radius of the project
site in accordance with Development Code Chapter 19.52.
WHEREAS, on April 3, 2017, pursuant to the requirements of §19.52 of the City of
San Bernardino Development Code, the Mayor and City Council approved a Resolution
certifying the Final Environmental Impact Report, introduced an ordinance for the approval of
General Plan Amendment 16-01, Development Code Amendment (Zoning Map Amendment)
16-01, Specific Plan 16-01, and referred Subdivision 16-02 (Tentative Parcel Map 19701) and
Subdivision 16-03 (Tentative Tract Map 20006) back to the Planning Commission for
consideration, and
WHEREAS, on April 19, 2017, pursuant to the requirements of §19.64.050 of the
City of San Bernardino Development Code, the Planning Commission held the duly noticed
public hearing at which interested persons had an opportunity to testify in support of, or
opposition to Subdivision 16-02 (Tentative Parcel Map 19701), and Subdivision 16-03
(Tentative Tract Map 20006), and at which meeting the Planning Commission adopted
Resolution 2017-023 recommending to the Mayor and City Council the adoption of the
Previous Environmental Determination pursuant to §15162 of the California Environmental
Quality Act and the approval of Subdivision 16-02 (Tentative Parcel Map 19701), and
Subdivision 16-03 (Tentative Tract Map 20006); and
WHEREAS, pursuant to the requirements of Chapter 19.52 (Hearings and Appeals),
and Chapter 19.66 (Subdivision Maps) of the City of San Bernardino Development Code, the
Mayor and City Council has the authority to take action on Subdivision 16-02 (Tentative
Parcel Map 19701); and
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WHEREAS, notice of the May 1, 2017 public hearing for the Mayor and City
Council's consideration of the proposed Resolution was published in The Sun newspaper on
April 21, 2017, and was mailed to property owners within a 500 foot radius of the project site
in accordance with Development Code Chapter 19.52.
NOW THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY
COUNCIL OF THE CITY OF SAN BERNARDINO AS FOLLOWS:
SECTION 1. The Mayor and City Council find that the above -stated Recitals are true
and hereby adopt and incorporate them herein.
SECTION 2. Findings of Fact — Subdivision 16-02 (Tentative Parcel Ma; 19701
and Subdivision 16-03 (Tentative Tract Map 20006).
Finding No. 1: The proposed map is consistent with the General Plan.
Finding of Fact: General Plan Land Use Element Policy 2.3.2 states: "Promote
development that is compact, pedestrian -friendly, and served by a
variety of transportation options along major corridors and in key
activity areas."
General Plan Land Use Element Policy 2.4.3 states: "Where necessary
to stimulate the desired mix and intensity of development, land use
flexibility and customized site development standards shall be achieved
through various master -planning devices such as specific plans, planned
development zoning, and creative site planning."
Subdivision 16-02 (Tentative Parcel Map 19701) and Subdivision 16-03
(Tentative Tract Map 20006) and the Rancho Palma Specific Plan
propose guidelines for future development of the subject site that will
be compact, pedestrian -friendly, and served by a variety of
transportation options to achieve the desired mix and intensity of the
development by utilizing creative site planning, and land use flexibility.
Therefore the proposed map is consistent with the General Plan.
Finding No. 2: The design and improvements of the proposed subdivision is consistent
with the General Plan.
Finding of Fact: General Plan Community Design Element Policy 5.3.2 states: "Distinct
neighborhood identities should be achieved by applying streetscape and
landscape design, entry treatments, and architectural detailing
standards, which are tailored to each particular area and also
incorporate citywide design features."
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General Plan Community Design Element Policy 5.3.3 states: "A well -
integrated network of bike and pedestrian paths should connect
residential areas to schools, parks, and shopping centers."
General Plan Community Design Element Policy 5.5.6 states: "Ensure a
variety of architectural styles, massing, floor plans, fagade treatment,
and elevations to create visual interest."
Subdivision 16-02 (Tentative Parcel Map 19701) and Subdivision 16-03
(Tentative Tract Map 20006) and the Rancho Palma Specific Plan will
establish guidelines for the design of the subject site to require three (3)
architectural styles: California Ranch, Craftsman, and Spanish, as well
as a flexibility in massing and floor plans, that will create visual interest
and incorporate characteristics from the surrounding area and a
California based theme. The residential neighborhood, recreational
areas, and the commercial development will be connected by pedestrian
paths, creating a well -integrated mixed use neighborhood, and
establishing design criteria that are consistent with the General Plan.
Finding No. 3 The site is physically suitable for the type of development.
Finding of Fact: The site is relatively level and served or in close proximity to all
necessary utilities. The Land Use and Zoning Designations will be
modified to allow residential uses within the Specific Plan area, but the
site is physically suitable to the type of development as there are
existing residential neighborhoods within the vicinity.
Finding No. 4 The site is physically suitable for the proposed density of development.
Finding of Fact: Subdivision 16-02 (Tentative Parcel Map 19701) and Subdivision 16-03
(Tentative Tract Map 20006) and the Rancho Palma Specific Plan
proposes a residential density that is marginally higher than the current
Development Code standards for similar neighborhoods, but the
proposal is still consistent with the General Plan in that all the
necessary utilities and provisions will be provided for the development,
and the City will gain needed housing and a well-designed mixed-use
neighborhood that integrates well with and provides additional
commercial uses to the surrounding area.
Finding No. 5: The design of the subdivision and the proposed improvements will not
cause substantial environmental damage or substantially or avoidably
injure fish or wildlife or their habitat.
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Finding of Fact: An Environmental Impact Report was prepared for the project and
found that any environmental impacts caused by the project could be
mitigated to become less than significant. Therefore the subdivision
will not cause serious public health problems.
Finding No. 6: The design of the subdivision or type of improvements will not cause
serious public health problems.
Finding of Fact: An Environmental Impact Report was prepared for the project and
found that any environmental impacts caused by the project could be
mitigated to become less than significant. Therefore the subdivision
will not cause serious public health problems.
Finding No. 7
Finding of Fact:
The design of the subdivision or the type of improvements will not
conflict with easements, acquired by the public at large, for access
through or use of, property within the proposed subdivision.
Subdivision 16-02 (Tentative Parcel Map 19701) and Subdivision 16-03
(Tentative Tract Map 20006) and the Rancho Palma Specific Plan was
designed with consideration for existing easements, and access through
the property. An undeveloped portion of Chestnut Avenue will be
vacated prior to the issuance of Building Permits for the proposed
development.
SECTION 3. Compliance with the California Environmental Quality Act.
1. On April 3, 2017, the Mayor and City Council adopted a Resolution certifying the Final
Environmental Impact Report (State Clearinghouse No. 2016031080) for General Plan
Amendment 16-01, Development Code Amendment (Zoning Map Amendment) 16-
01, Specific Plan 16-01, and Subdivision 16-02 (Tentative Parcel Map 19701) and
Subdivision 16-03 (Tentative Tract Map 20006) associated with the Rancho Palma
Specific Plan. No further changes to the environmental conditions have occurred and
Subdivision 16-02 (Tentative Parcel Map 19701) and Subdivision 16-03 (Tentative Tract
Map 20006) remain consistent with the project description evaluated by the certified
Final Environmental Impact Report. Therefore, Subdivision 16-02 (Tentative Parcel Map
19701) and Subdivision 16-03 (Tentative Tract Map 20006) are exempt from further
environmental review, pursuant to §15162 (Previous Environmental Determination) of
the California Environmental Quality Act.
2. The Planning Division of the Community Development Department is hereby directed
to file a Notice of Determination with the County Clerk of the County of San
Bernardino certifying the City's compliance with California Environmental Quality
Act.
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SECTION 4. — Final Environmental Impact Report (State Clearinghouse No.
2016031080), as certified by Resolution, is incorporated herein by reference.
SECTION 5. — General Plan Amendment 16-01, Development Code Amendment
(Zoning Map Amendment) 16-01 and Specific Plan 16-01, as approved by Ordinance, is
incorporated herein by reference.
SECTION 6. — Conditions of Approval: Subdivision 16-02 (Tentative Parcel Map
19701) Subdivision 16-03 (Tentative Tract Map 20006), is hereby approved subject to the
following Conditions of Approval:
The approval of Subdivision 16-02 (Tentative Parcel Map 19701), and Subdivision 16-03
(Tentative Tract Map 20006); shall be subject to the following Conditions of Approval:
1. This is an approval to allow the merger of five (5) existing parcels on a site containing
approximately 41.6 acres into four (4) parcels for Subdivision 16-02 (Tentative Parcel
Map 19701) to include the three (3) proposed Planning Areas, one (1) parcel which
will be dedicated to the Parks, Recreation, and Community Services Department for
the expansion of Ronald Reagan Park, and a remaining 3.46 acres of Cable Creek to be
dedicated to the San Bernardino County Flood Control District. Subdivision 16-03
(Tentative Tract Map 20006) is a request to subdivide Planning Areas 1 and 2 into 120
residential lots, three (3) Private Parks, one (1) Water Detention Basin, one (1)
Recreational Vehicle Storage lot, and two (2) parcels for landscaping, and Planning
Area 3 will be established for the development of a commercial center. A total of 129
lots will be established in connection with the Rancho Palma Specific Plan. The
Subdivisions and Specific Plan boundaries are generally formed by Cable Creek to the
north, Palm Avenue to the east, the 215 freeway to the south and Little League Drive
to the west.
2. The project site shall be developed and maintained in accordance with the plans
stamped May 1, 2017 (EXHIBIT "A"), approved by the City, which includes a
tentative parcel map and tentative tract map, on file in the Planning Division; the
Conditions of Approval contained herein; and, the City's Municipal Code regulations.
3. Within two (2) years of the Subdivisions approval, commencement of construction
shall have occurred or the permit/approval shall become null and void. In addition, if
after commencement of construction, work is discontinued for a period of one (1) year,
then the permit/approval shall become null and void. However, approval of the
Subdivisions does not authorize commencement of construction. All necessary permits
must be obtained prior to commencement of specified construction activities included
in the Conditions of Approval.
EXPIRATION DATE: April 19, 2019
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4. The review authority may grant a time extension, for good cause, not to exceed twelve
(12) months. The applicant must file an application, the processing fees, and all
required submittal items, thirty (30) days prior to the expiration date. The review
authority shall ensure that the project complies with all Development Code provisions
in effect at the time of the requested extension.
5. In the event this approval is legally challenged, the City will promptly notify the
applicant of any claim, action or proceeding and will cooperate fully in the defense of
this matter. Once notified, the applicant agrees to defend, indemnify and hold harmless
the City of San Bernardino (City), any departments, agencies, divisions, boards or
commission of the City as well as predecessors, successors, assigns, agents, directors,
elected officials, officers, employees, representatives and attorneys of the City from
any claim, action or proceeding against any of the foregoing persons or entities. The
applicant further agrees to reimburse the City for any costs and attorneys' fees which
the City may be required by a court to pay as a result of such action, but such
participation shall not relieve applicant of his or her obligation under this condition.
The costs, salaries, and expenses of the City Attorney and employees of his office
shall be considered as "Attorney's fees" for the purpose of this condition. As part of
the consideration for issuing this Conditional Use Permit, this condition shall remain
in effect if the Conditional Use Permit is rescinded or revoked, whether or not at the
request of applicant.
6. Development of the residential tracts and commercial center will require the approval
of a Development Permit Type -P prior to the issuance of building, grading, on-site,
and off-site permits.
Planning Division
7. The facility operator and property owner shall be responsible for regular maintenance
of the project site. The site shall be maintained in a clean condition and free of litter
and any other undesirable material(s). Vandalism, graffiti, trash and other debris shall
be removed and cleaned up within 24 hours of being reported.
8. Construction -related activities may not occur between the hours of 8:00 pm and 7:00
am. No construction vehicles, equipment, or employees may be delivered to, or arrive
at the construction site before 7:00 am or leave the site after 8:00 pm.
9. Signs are not approved as part of this permit. Prior to establishing any new signs or
replacing existing signs, the applicant shall submit an application and receive approval
for a Sign Permit from the Planning Division. Banners, flags, pennant, and similar
signs are prohibited unless a Temporary Sign Permit is obtained and are consistent
with the Rancho Palma Specific Plan.
10. The Parks, Recreation, and Community Services Department, and the Park and
Recreation Commission shall have final approval of the location of the "Michael Craft
Memorial" gazebo prior to construction. If the gazebo is relocated outside of the park
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expansion, the total park improvement costs shall not exceed the costs of the total
improvements shown in Figure 4-5 of the Rancho Palma Specific Plan.
11. Ronald Reagan Park improvements, consistent with the Rancho Palma Specific Plan,
and approved by the Parks and Recreation Commission, shall be installed prior to the
issuance of the 100"' Certificate of Occupancy.
12. Submittal requirements for permit applications (site improvements, landscaping, etc.)
to Building Plan Check and/or Land Development must include all Conditions of
Approval issued with this approval, printed on the plan sheets.
13. All Conditions of Approval and Standard Requirements shall be implemented and/or
completed prior to final inspection and/or issuance of a Certificate of Occupancy.
Land Development Division
Subdivision 16-02 (Tentative Parcel Map 19701 )
14. Mapping
a) Tentative Parcel Map 19701 proposes to divide approximately 41.6 acres into 4
parcels and a remainder parcel for financial purposes. All required
entitlements, permits, approvals and payment of fees shall be completed prior
to any construction permits being issued.
b) The applicant's surveyor/engineer shall submit a Final Parcel Map with
supporting documents for review and approval to Land Development.
c) A Final Parcel Map based upon field survey will be required.
d) The Final Parcel Map shall comply with the Tentative Parcel Map and be
prepared in accordance to Subdivision Map Act.
15. Street Improvement and Dedications
a) For the streets listed below, dedication of adequate street right-of-way (R.W.)
to provide the distance from street centerline to property line shall be as
follows or as approved by the City Engineer:
Street Name
Right of Way
Little League Drive
30 feet
Magnolia Avenue
30 feet
Chestnut Avenue
To be Vacated
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b) No additional street improvements will be required as a condition of this parcel
map.
Subdivision 16-03 (Tentative Tract Map 20006)
16. Drainage and Flood Control
a. All necessary drainage and flood control measures shall be subject to
requirements of the Building Official, which may be based in part on the
recommendations of the San Bernardino County Department of Transportation
and Flood Control. The developer's Engineer shall furnish all necessary data
relating to drainage and flood control. A permit will be required from the San
Bernardino County Department of Transportation and Flood Control, if any
work is required within the Flood Control District's right-of-way.
b. 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.
c. The development is located within Zone X (shaded) on the Federal Insurance
Rate Map number 06071C7930H dated 08/28/08 and may be subject to sheet
overflow to a depth of less than 1 foot in a 100 -year storm. Therefore, all
building pads shall be raised above the surrounding area as approved by the
City Engineer.
d. Please verify with the County of San Bernardino Flood Control district if the
adjacent channel is certified by FEMA.
e. 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.
f. If site drainage is to be outletted into the public street, the drainage shall be
conveyed through a parkway culvert constructed in accordance with City
Standard No. 400. Conveyance of site drainage over the Driveway approaches
will not be permitted.
g. The applicant shall submit a Full Categorical Water Quality Management Plan
(WQMP) and Storm Water Pollution Prevention Plan (SWPPP) are required
for this project. The applicant is directed to the County of San Bernardino's
web page for the WQMP template. Land Development, prior to issuance of any
permit, shall approve the WQMP and the SWPPP.
h. A "Notice of Intent (NOI)" shall be filed with the State Water Quality Control
Board for construction disturbing 1 acre or more of land (including the project
area, construction yards, storage areas, etc.).
i. The Land Development Division, prior to grading plan approval, shall approve
an Erosion Control Plan. The plan shall be designed to control erosion due to
water and wind, including blowing dust, during all phases of construction,
including graded areas which are not proposed to be immediately built upon.
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17. Grading and Landscaping
a. The applicant shall submit a grading and on-site improvement plan that 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 Building Official.
b. Pad elevations shown on the precise grading plan shall not vary more than one -
foot for interior pads or one-half foot for exterior pads from the pad elevations
shown on the tentative tract map as approved by the Planning Commission.
Exterior pads are those pads immediately adjacent to existing streets or existing
residential areas.
c. The applicant must post a grading bond prior to issuance of a grading permit.
The amount of the bond is to be determined by the Building Official.
d. If the grading plan indicates export or import, the source of the import material
or the site for the deposition of the export shall be noted on the grading plan.
Permit numbers shall be noted if the source or destination is in the City of San
Bernardino.
e. If more than 50 cubic yards of earth is to be hauled on City Streets then a
special hauling permit shall be obtained from the City Engineer. Additional
conditions, such as truck route approval, traffic controls, bonding, covering of
loads, street cleaning, etc. may be required by the City Engineer.
f. A liquefaction evaluation is required for the site. This evaluation must be
submitted and approved prior to issuance of a grading permit. Any grading
requirements recommended by the approved liquefaction evaluation shall be
incorporated in the grading plan.
g. Wheel stops are not permitted by the Development Code, except at designated
accessible parking spaces. Therefore, continuous 6" high curb shall be used
around planter areas and areas where head in parking is adjacent to walkways.
The parking spaces may be 16.5' deep and may overhang the landscaping or
walkway by 2.5'. Overhang into the setback area or into an ADA path of
travel (minimum 4' wide) is not permitted.
h. Continuous concrete curbing at least 6 inches high and 6 inches wide shall be
provided at least 3 feet from any wall, fence, property line, walkway, or
structure where parking and/or drive aisles are located adjacent thereto.
Curbing may be left out at structure access points. The space between the curb
and wall, fence, property line, walkway or structure shall be landscaped, except
as allowed by the Development Review Committee.
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i. The refuse enclosure(s) must be constructed in accordance with City Standard
Drawing No. 508. The minimum size of the refuse enclosure shall be 8 feet x
15 feet, unless the Public Services Department, Refuse Division, approves a
smaller size, in writing. Where a refuse enclosure is proposed to be
constructed adjacent to spaces for parking passenger vehicles, a 3' wide by 6 "
high concrete planter shall be provided to separate the enclosure from the
adjacent parking. The placement of the enclosure and design of the planter
shall preclude the enclosure doors from opening into drive aisles or impacting
against adjacent parked cars.
j. One 4' x 11' PCC pad at least 4" thick shall be provided in the rear or side yard
area of each lot for storage of recycling containers. The pad shall be screened
from public view and a 3' wide concrete walkway shall be provided from the
driveway to the pad. All gates along the access way shall have a minimum
clear width of 3'-6".
k. Retaining walls, block walls and all on-site fencing shall be designed and
detailed on the on-site improvement Plan. This work shall be part of the on-
site improvement permit issued by the Building Official. All masonry walls
shall be constructed of decorative block with architectural features acceptable
to the City Planner. This project is located in the high wind zone. All walls
and fences shall be designed to withstand 100 mph winds. All construction
details shall be included on the appropriate plan. Structural calculations shall
be provided for City review.
1. The Drive-through lane and the parking area adjacent to the building shall be
constructed of PCC concrete pavement.
m. The on-site improvement plan shall include details of on-site lighting,
including:
• light location,
• type of poles and fixtures,
• foundation design,
• conduit location, material and size, and
• number and size of conductors in each conduit run.
• Photometric plot shall be provided which show that the proposed on-site
lighting design will provide:
• 1 foot-candle of illumination uniformly distributed over the surface of the
parking lot during hours of operation, and
• 0.25 foot-candles security lighting during all other hours.
n. The design of on-site improvements shall also comply with all requirements of
The California Building Code, Title 24, relating to accessible parking and
accessibility, including retrofitting of existing building access points for
accessibility, if applicable.
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o. An accessible path of travel shall be provided from the public way to the
building entrance. All pathways shall be concrete paved and shall provide a
minimum clear width of 4 feet. Where parking overhangs the pathway, the
minimum paved width shall be 6.5 feet.
p. Where an accessible path of travel crosses drive aisles, it shall be delineated by
textured/colored concrete pavement, unless otherwise approved by the
Development Review Committee.
q. 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
r. The project Landscape Plan shall be reviewed and approved by the Land
Development Division prior to issuance of a grading permit. Submit 5 copies
to the Land Development Division for Checking.
s. Prior to occupancy of any building, the developer shall post a bond to
guarantee the maintenance and survival of project landscaping for a period of
one year.
t. All electrical transformers located outdoors on the site, shall be screened from
view with a solid wall or landscaping and shall not be located in any
setback/right-of-way area. If the transformer cannot be screened, it shall be
located in an underground vault unless approved by the City Engineer pursuant
to Section 19.30.110.
18. Landscape and Lighting Maintenance District
a. A Landscape and Lighting Maintenance District (LLMD) shall be implemented
to maintain landscaping and street lighting within the following areas (Note.
LLMD formation requires a minimum of 4 months after approval of LLMD
landscaping plans.):
i) Little League Drive and Magnolia Avenue
b. The Landscape and Lighting Maintenance District shall include all in -
development street lighting and may share a common electric meter with the
landscape irrigation controllers. Existing street lights, if any will not be
included in the District. The cost of installing the street lighting system shall
be bonded as part of the faithful performance, labor & materials, and warranty
bond required for approval by the City Council and recording of the tract or
parcel map.
c. The street light construction and installation details shall be shown on the street
improvement plans. The following information shall be shown on the LLMD
plans for reference only.
i. Location of all street lights to be maintained by the LLMD, and
ii. The lumen or wattage of each street light to be maintained by the
LLMD.
d. The cost of installation of landscaping and irrigation system in the Landscape
and Lighting Maintenance District shall be bonded as part of the faithful
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performance, labor & materials, and warranty bond required for approval by
the City Council and recording of the tract or parcel map.
e. All required maintenance districts shall be formed and bonded prior to Map
recording. (Note. Maintenance district formation requires a minimum of 4
months after approval of plans.)
f. Separate sets of Landscape Plans shall be provided for the Landscape and
Lighting Maintenance District.
g. The landscaping and irrigation system shall be installed in the Landscape and
Lighting Maintenance District and accepted by the City Engineer prior to
application for occupancy of any house in the subdivision.
h. Prior to sale of each parcel, the Developer shall provide the City's Real
Property Section of the Public Works Division with a signed copy of the
"Notice of Assessment District" disclosure for each property purchaser.
19. Utilities
a. Design and construct all public utilities to serve the site in accordance with
City Code, City Standards and requirements of the serving utility, including
gas, electric, telephone, water, sewer and cable TV.
b. Each parcel shall be provided with separate water and sewer facilities so the
City or the agency providing such services in the area can serve it.
c. Backflow preventers shall be installed for any building with the finished floor
elevation below the rim elevation of the nearest upstream manhole.
d. Sewer main extensions required to serve the site shall be constructed at the
Developer's expense.
e. This project is located in the sewer service area maintained by the City of San
Bernardino therefore, any necessary sewer main extension shall be designed
and constructed in accordance with the City's "Sewer Policy and Procedures"
and City Standard Drawings.
f. Utility services shall be placed underground and easements provided as
required.
g. A street cut permit, from the City Engineer, will be required for utility cuts into
existing streets.
h. All existing overhead utilities adjacent to or traversing the site on either side of
the street shall be placed underground in accordance with Section 19.20.030
(non -subdivisions) or Section 19.30.110 (subdivisions) of the Development
Code.
i. Existing Utilities which interfere with new construction shall be relocated at
the Developer's expense as directed by the City Engineer, except overhead
lines, if required by provisions of the Development Code to be undergrounded.
See Development Code Section 19.20.030 (non -subdivisions) or Section
19.3 0.110 (subdivisions).
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20. Mapping
a. A Final Map based upon field survey will be required.
b. All street names shall be subject to approval of the City Engineer prior to Map
recordation.
c. This Map is located in an Assessment District. If the assessment has not been
paid off, the subdivider shall submit an apportionment application to the Real
Property section of the Public Works Division and pay the fee established by
ordinance. Application forms can be obtained from the Real Property Section
at (909) 384-5026.
d. All rights of vehicular ingress/egress shall be dedicated from the following
streets:
i) Little League Drive and Magnolia Avenue
21. Improvement Completion
a. Street, sewer, drainage improvement, traffic signals, and Landscape and
Lighting Maintenance District landscape and irrigation plans for the entire
project shall be completed, subject to the approval of the City Engineer, prior
to the Map recordation.
b. If the construction/installation of required improvements, including
landscaping and irrigation within the Landscape and Lighting Maintenance
District, are not completed prior to Map recordation, an improvement security
accompanied by an agreement executed by the developer and the City will be
required.
c. If the required improvements are not proposed to be completed prior to
recordation of the Final Map, a deferred improvement agreement in accordance
with Section 19.30160 of the Development Code will be required. If the
agreement is approved, an improvement certificate shall be placed on the
Parcel Map, stating that the required improvements will be completed upon
development. Applicable to Parcel Maps consisting of 4 or fewer parcels only.
d. Street light energy fee to pay cost of street light energy for a period of 4 years
shall be paid. Exact amount shall be determined and shall become payable
prior to map recordation.
22. Street Improvement and Dedications
a. For the streets listed below, dedication of adequate street right-of-way (R.W.)
to provide the distance from street centerline to property line and placement of
the curb line (C.L.) in relation to the street centerline shall be as follows, or as
approved by the City Engineer:
Street Name
Right of Way(ft.)
Curb Line
Little League Drive
30 feet north side
20 feet north side
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b. Construct 8" curb and gutter per City Standard No. 200 adjacent to the site.
Widen pavement adjacent to the site to match new curb and gutter. Construct
approach and departure transitions for traffic safety and drainage as approved
by the City Engineer.
c. Construct sidewalk adjacent to the site in accordance with City Standard No.
202; Case "A" (6' wide adjacent to curb).
d. At all curb returns within and adjacent to the project site, construct accessible
curb ramps in accordance with Caltrans Standards to comply with current ADA
accessibility requirements. Dedicate sufficient right-of-way at the corner to
accommodate the ramp.
e. Construct driveway approaches per City Standard No. 204, Type II, for
residential lots including an accessible by-pass around the top of the drive
approach. Remove existing driveway approaches that are not part of the
approved plan and replace with full height curb & gutter and sidewalk.
f. Construct driveway approaches per City Standard No. 203 for commercial
development. Remove any existing driveway approaches that are not part of
the approved plan and replace with fall height curb & gutter and sidewalk.
g. If a radius type Driveway Approach is used in lieu of the standard drive
approach the throat of the driveway shall be paved in colored textured
concrete.
h. All Curb return radii shall be 25 feet minimum.
i. Curb returns at the intersections of Little League Drive and Magnolia, and
Little League Drive and entrance, shall be constructed with a 35 -foot radius.
j. Construct all cul-de-sac's on Magnolia Avenue in accordance with City
Standard Drawing No. 101, modify to fit right of way on east side.
k. The pavement on existing streets adjoining the site shall be rehabilitated to
centerline using a strategy approved by the City Engineer (4" AC over 8"
AGG base or by soils report).
1. Install LED Street Lights adjacent to the site in accordance with City Standard
Nos. SL -1 and SL -2. Also, a separate light plan shall be submitted in
accordance with the City of San Bernardino Street Lighting Design Policies.
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60 feet
20 feet south side
Magnolia Avenue
60 feet
40 feet
30 feet half width
20 feet half width
Chestnut Ave
L
To be vacated
To be vacated
b. Construct 8" curb and gutter per City Standard No. 200 adjacent to the site.
Widen pavement adjacent to the site to match new curb and gutter. Construct
approach and departure transitions for traffic safety and drainage as approved
by the City Engineer.
c. Construct sidewalk adjacent to the site in accordance with City Standard No.
202; Case "A" (6' wide adjacent to curb).
d. At all curb returns within and adjacent to the project site, construct accessible
curb ramps in accordance with Caltrans Standards to comply with current ADA
accessibility requirements. Dedicate sufficient right-of-way at the corner to
accommodate the ramp.
e. Construct driveway approaches per City Standard No. 204, Type II, for
residential lots including an accessible by-pass around the top of the drive
approach. Remove existing driveway approaches that are not part of the
approved plan and replace with full height curb & gutter and sidewalk.
f. Construct driveway approaches per City Standard No. 203 for commercial
development. Remove any existing driveway approaches that are not part of
the approved plan and replace with fall height curb & gutter and sidewalk.
g. If a radius type Driveway Approach is used in lieu of the standard drive
approach the throat of the driveway shall be paved in colored textured
concrete.
h. All Curb return radii shall be 25 feet minimum.
i. Curb returns at the intersections of Little League Drive and Magnolia, and
Little League Drive and entrance, shall be constructed with a 35 -foot radius.
j. Construct all cul-de-sac's on Magnolia Avenue in accordance with City
Standard Drawing No. 101, modify to fit right of way on east side.
k. The pavement on existing streets adjoining the site shall be rehabilitated to
centerline using a strategy approved by the City Engineer (4" AC over 8"
AGG base or by soils report).
1. Install LED Street Lights adjacent to the site in accordance with City Standard
Nos. SL -1 and SL -2. Also, a separate light plan shall be submitted in
accordance with the City of San Bernardino Street Lighting Design Policies.
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m. At least 28 feet of pavement shall be provided along streets adjacent to the
subdivision, unless otherwise approved by the City Engineer.
n. Two independent means of access to the project shall be provided. Each shall
have a minimum paved width of 26 feet and dedicated to the City of San
Bernardino. Additional width may be required for drainage control and traffic
safety.
o. All private interior streets shall be designed per City policies and standards
p. All private interior sewers shall be designed per City policies and standards
q. All private interior street lights shall be on its own circuit/meter and designed
per City policies and standards
r. All private interior storm drains shall be designed per City policies and
standards
s. All signing and striping in public ROW shall conform to latest CAMUTCD
and City's requirements. Also, a separate signing and striping plan shall be
submitted in accordance with the City of San Bernardino requirements.
23. Phasing
a. If the project is to be developed in phases, each individual phase shall be
designed to provide maximum public safety, convenience 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:
■ Improvement plans for the total project or sufficient plans beyond the phase
boundary to verify the feasibility of the design shall be complete to the
satisfaction of the City Engineer and/or Building Official.
■ A Plan shall be submitted for review and approval by the Engineering
Division, Fire, and Planning Departments, indicating what improvements
will be constructed with the given phase, subject to the following:
■ Dead-end streets shall be provided with a minimum 32 foot radius paved
turn around.
■ Half width streets shall be provided with a minimum 28 foot paved width:
■ Street improvements shall be completed beyond the phase boundaries, as
necessary to provide secondary access:
■ Drainage facilities, such as storm drains, channels, earth berms and block
walls, shall be constructed, as necessary, to protect the development from
off-site flows:
■ A properly designed water system shall be constructed, which is capable of
providing required fire flow, perhaps looping or extending beyond the
phase boundaries.
■ Easements for any of the above and the installation of necessary utilities
shall be completed; and,
■ Phase boundaries shall correspond to the lot lines shown on the approved
tentative map.
24. Required Engineering Plans
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a. A complete submittal for plan checking shall consist of:
■ Street improvement plans (may include street lights or street lighting may
be separate plan),
■ Sewer plans (Private sewers may be shown on on-site improvement plan;
public sewers must be on a separate plan with profile),
■ Storm drain plans (Private storm drains may be shown on on-site
improvement plans; public storm drains must be on a separate plan with
profile),
■ Traffic signal plans, if required,
■ Signing and striping plan (may be on sheets included in street improvement
plan),
■ Lighting (on-site lighting may be included in on-site improvement plan or
may be on a separate stand-alone plan),
■ Grading (may be incorporated with on-site improvement plan),
■ On-site landscaping and irrigation,
■ Landscaping and irrigation in the Landscape and Lighting Maintenance
District, and
■ Other plans as required. Piecemeal submittal of various types of plans for
the same project will not be allowed.
■ All required supporting calculations, studies and reports must be included
in the initial submittal (including but not limited to drainage studies, soils
reports, structural calculations)
b. The rough grading plan may be designed and submitted in combination with
the precise grading plan.
c. All off-site improvement plans submitted for plan check shall be prepared on
the City's standard 24" x 36" sheets. A signature block satisfactory to the City
Engineer or his designee shall be provided.
d. After completion of plan checking, final mylar drawings, stamped and signed
by the Registered Civil Engineer in charge, shall be submitted to the City
Engineer and/or Building Official for approval.
e. Electronic files of all improvement plans/drawings shall be submitted to the
City Engineer. The files shall be compatible with AutoCAD 2000, and include
a .DXF file of the project. Files shall be on a CD and shall be submitted at the
same time the final mylar drawings are submitted for approval.
f. Copies of the City's design policies and procedures and standard drawings are
available at the Public Works Counter for the cost of reproduction. They are
also available at no charge at the Public Works Web Site at
htti)://www.sbeitv.ort
25. Required Engineering Permits
a. Grading permit.
b. On-site improvements construction permit (except buildings - see
Development Services -Building Division), including landscaping.
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c. Off-site improvement construction permit.
26. Applicable Engineering Fees
a. All plan check, permit, inspection, and impact fees are outlined on the Public
Works Fee Schedule. A deposit in the amount of 100% of the estimated
checking fee for each set of plans will be required at time of application for
plan check. The amount of the fee is subject to adjustment if the construction
cost estimate varies more than 10% from the estimate submitted with the
application for plan checking.
b. The current fee schedule is available at the Public Works Counter and at
http://www.sbcily.or
c. Expeditious plan review is available. A non-refundable fee in the amount of
125% of the estimated plan check fee for each set of plans will be required at
time of application for expedited plan check. The amount of the fee is subject
to adjustment if the construction cost estimate varies more than 10% from the
estimate submitted with the application for plan checking.
27. Traffic Requirements
a. Traffic improvements shall be constructed pursuant to the approved Traffic
Impact Analysis and the following adopted mitigation measures:
■ TRA -1: Prior to the issuance of building permits, the project applicant
shall be required to construct or pay its fair share to create a second
southbound turn lane at the intersection of University Parkway/Kendall
Drive (#19).
■ TRA -2: The project applicant shall prepare and implement a traffic
management plan (TMP) to minimize inconveniences during
construction. Included among the provisions, the contractor shall
coordinate with the City of San Bernardino, the County of San
Bernardino, and local police, fire, and emergency medical service
providers regarding construction scheduling and any other practical
measures to maintain adequate access to properties and response times.
The TMP shall also limit construction activity to the extent feasible and
limit all soil export activities to occur outside of the typical weekday
morning (7:00 AM to 9:00 AM) and weekday evening (4:00 PM to
6:00 PM) peak commute hours. The TMP shall include contact
information for members of the general public who may have questions
concerning the project and access to their property. Two-way traffic
through the construction zone shall be maintained throughout the
construction period.
■ TRA -3: Prior to issuance of a grading permit, the project applicant
shall be required to construct or pay its fair share of the following
traffic improvements:
Palm Avenue/Belmont Avenue (#10)
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• Restripe northbound with one left turn lane and one shared
through -right turn lane
• One southbound left turn lane
• One eastbound left turn lane
• One westbound left turn lane
OR
• Fair share contribution: 12.1 percent
Palm Avenue/Irvington Avenue (#11)
• Eastbound right turn lane with overlap phase
OR
• Fair share contribution: 10.9 percent
Palm Avenue/I-215 Southbound Ramps (#14) (Measure 11111)
• 2nd southbound left turn lane
Palm Avenue/Hallmark Parkway (#15) (Measure "I")
• 2nd northbound through lane
• 2nd southbound through lane
University Parkway/Kendall Drive (#19) (Measure "I")
• 2nd southbound left turn lane
• 1 northbound right turn lane
• 2nd southbound left turn lane
• 3rd eastbound through lane
• 1 eastbound right turn lane
• 3rd westbound through lane
• Modify traffic signal with overlap phasing on the
northbound and eastbound right turn lanes
28. Public Works Occupancy Requirements for Tract Development.
a. On-site landscaping (private areas) shall be installed and accepted prior to
release of gas utility and prior to final inspection.
b. The streets within any phase of the subdivision shall be base paved (0.10 foot
low) prior to delivery of construction materials to the site.
c. Prior to final inspection of the last three homes in the tract (or phase), the final
lift of pavement shall be installed.
d. Prior to final inspection and release of the last three homes in the tract (or
phase), the pavement on the streets adjacent to the tract shall be rehabilitated.
The method and extent of rehabilitation shall be determined at time of final
inspection by the City Engineer.
SECTION 8. Severability: If any section, subsection, subdivision, sentence, or
clause or phrase in this Resolution or any part thereof is for any reason held to be
unconstitutional, invalid or ineffective by any court of competent jurisdiction, such decision
shall not affect the validity or effectiveness of the remaining portions of this Resolution or any
part thereof. The Mayor and City Council hereby declares that it would have adopted each
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section irrespective of the fact that any one or more subsections, subdivisions, sentences,
clauses, or phrases be declared unconstitutional, invalid, or ineffective.
HI
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RESOLUTION OF THE MAYOR AND CITY COUNCIL OF THE CITY OF SAN
BERNARDINO, CALIFORNIA, ADOPTING THE PREVIOUS ENVIRONMENTAL
DETERMINATION (STATE CLEARINGHOUSE NO. 2016031080) AND
APPROVING SUBDIVISION 16-02 (TENTATIVE PARCEL MAP 19701) TO
SUBDIVIDE A SITE CONTAINING APPROXIMATELY 41.6 ARCES INTO FOUR
(4) PARCELS COMPRISED OF THREE (3) PLANNING AREAS AND ONE (1) OPEN
SPACE AREA, AND SUBDIVISION 16-03 (TENTATIVE TRACT MAP 20006) TO
SUBDIVISIDE PLANNING AREAS 1 AND 2 INTO 120 RESIDENTIAL LOTS, A
POCKET PARK, A WATER DETENSION BASIN, AND A RECREATIONAL VEHICLE
STORAGE LOT, AND PLANNING AREA 3 FOR THE DEVELOPMENT OF A
COMMERCIAL CENTER ASSOCIATED WITH THE RANCHO PALMA SPECIFIC
PLAN THE BOUNDARIES GENERALLY FORMED BY CABLE CREEK TO THE
NORTH, PALM AVENUE TO THE EAST, THE 215 FREEWAY TO THE SOUTH, AND
LITTLE LEAGUE DRIVE TO THE WEST.
I HEREBY CERTIFY that the foregoing Resolution was duly adopted by the Mayor
and City Council of the City of San Bernardino at a joint regular meeting thereof, held on the
1" day of May
2017, by the following vote, to wit:
Council Members: AYES NAYS ABSTAIN ABSENT
MARQUEZ
X
BARRIOS
X
VALDIVIA
X(S)
SHORETT
X
NICKEL
x(M)
RICHARD
X
MULVIHILL
X
George Hanna, CV, City Clerk
The foregoing Resolution is hereby approved this 1St day of May 2017.
Approved as to form:
Gary D. Saenz, City Attorney
By:
22
R. Carey D
City of San
ayor
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